As tax CPAs and EAs we're less than 3 weeks away from a major statutory deadline, so we're pretty busy to say the least.If the convo can wait until post 10/15 (i.e. you're looking for help for the 2018 tax year), I'm sure most on your list would be fine with a 15-30 minute phone chat in late October/early November to determine if there's a good fit.

The renters will contract with and pay rent to the management company (not to us).I would like to protect the property and my personal assets from any legal risk from renters.if we use an LLC to manage that risk…1) Does our property need to be in an LLC or can it remain outside somehow2) What role is the LLC business performing (is it also considered a property management business and thus require a real estate business license in some states)? 

I'm sure you've heard this before, but we're not in the real estate business as much as we're in the marketing business. 

Business and Finance Office (will split in 2 once you are ready to scale.

It will be a business and will be taxed as such.You will need to get with a CPA in order to quantify those differences.

For the past year, my business partner and I have diligently met weekly, exploring our options in real estate investment.

It's like coaching.

In my mind this negligent behavior from standard business practices has negatively impacted the operations of the property. 

I hadn't considered it since the project will likely be no more than a few days.Future dock injuries are already something I'm planning to cover through a different policy associated with the business operations and unfortunately, you can't get a dock warranty on something like this.

Reason being, real estate, transactionally, is a pretty slow business.