Is there a site that is free and effective for investors? 

Loan limits can increase by a factor of 3-5 in many of these cases, but this comes with a major tradeoff of 3-5 percent "compensating balances" (read more collateral via covenants or less money loaned in effect)Item 2 is desirable from the perspective of reducing brain damage and consolidating relationships.  

Otherwise all income and expenses will be in proportion 25%/75%I am looking for the simple and cost effective solution, which could keep each other accountable.Kyle

Hi BPI am future planning.I kinda know about 1031 exchange but never done one, b.c #1 timing and #2 not cost effective at the time------I bought a duplex that has 2 separate deeds, I am currently rehabbing and hopefully sell them individually.As it's tax season we were talking about the tax consequences with our accountant.- my husband is in a tax bracket that capital gain is almost equal to normal taxes, so my accountant says it didn't make a difference when we sell traditionally-also we would have held it for less than one year, if all goes right. no real tax benefit there.

I have advised the sellers that I think the best course of action would be for them to give notice of termination of  their month-to-month agreement with the tenant by the end of this month effective March 31st (this gives the tenant the required 30 day notice).  

So SFRs work fine.They do cash flow for me, and because I replace every major system, I have effectively zero maintenance calls, which is very important to me because I have a busy life with a job that requires frequent travel.

I don't know about pricing but would guess it would only be cost effective fro higher end homes. 

Unit Type/ Rent /# of units2 BDR $750.00  (16)1 BDR $670.00 (4)Studio $500.00 (3)Monthly $16,180.00Annual $194,160.00 Vacancy (10%) $19,416.00 Effective $174,744.00 ExpensesGas $3,600.00 Electric $1,500.00 Taxes $30,000.00 Insurance $10,000.00 Maintenance ($500/door) $11,500.00 Cap Ex ($250/door) $5,750.00 Management (6%) $11,649.60 Landscaping $5,000.00 Accounting/Legal $1,500.00 Total Expenses $80,499.60 NOI $94,244.40

Would love some advice on how to do so effectively to give myself the best chance of making money in 3-5 years when I sell. 

It looks like Ben's idea of letting the S Corp pay those health insurance premiums prior to disbursements and salary would be an effective way to get that done pre-tax.Serge, any other ideas?