The areas you mentioned above there are a lot of investors in these areas and for a reason so that should tell you something positive.

The main reason to put property into an LLC is to protect it in event of a lawsuit.  

The reason I ask, it seems there is a natural progression to start with SF, move up to small MF, and then larger MF, etc.

I’m looking for reasoning that I can apply to my current properties as well as future investments. 

They're called bandit signs for a reason... 

Biggest question I have is do you have real estate or other business related experience that would enable you to reasonably represent family? 

I suspect that's the reason our MLS report includes both median and average.

This is a prime reason that all of us invest in real estate, we know it and can control it.

They said that for some reason, when the court ordered the transfer of the property into their name, it was never properly recorded and they've been trying to hunt down the court order for the last decade.  

And, he has recommended us to be filed as an S-Corp for tax reasons.