Things like deprecation deductions only being able to offset ordinary income up to a certain limit, unless you are actively engaged in real estate (something along those lines), Or biodiesel credits, but only if you do this, but not that. 

We utilize a combination of the following.Direct MailA fleet of logo'd trucksSigns on 1000's of properties in our market6 separate independently created TV shows about Real EstatePromotional merchandise such as T-shirts, Hats, Pens, Stickers, etc....Little league sponsorshipsWebsite SEOCreating educational content and publishing it on social media

We all pay the social price for that.

If you struggle in large social gatherings sometimes (like I do), the best thing I find is to just do smaller gatherings.

At 24 units, you must have enough NOI headroom to engage a professional property management company to handle repairs, notices, complaints, lease renewals, inspections, etc.A great PM will have all the systems and documentation necessary to train these tenants and make your MFH run like a top.Someone is going to get managed in this scenario: You get to decide whether it will be these tenants or YOU!

I'm also a bit of an overachiever (graduated from high school Valedictorian as a Junior) so I have a go-getter and highly social personality.

S-corp would pay you a salary (subject to social security taxes) then you would distribute the rest as dividends.

I've engaged an attorney who will be seeing me through this!

Don't listen to these clowns on social media posting their checks. 

The only advice I’d have is to engage the historic society and building department early and often.