Personally, I don't charge application fees for mine.

what's your personal guideline for how much to keep in reserves per property?

Under 5 units is your pick of what everyone has said above, as each software seems to be quite similar and comes down to personal preference.

Only a few showings, which have gone well, but not one person has actually applied yet. 

Personally, I do not want to leave a future taxable gain to my family. 

Make sure you take the step to transition connections from this forum into in person relationships, building your local RE network.

They'll probably think it appraised higher but I personally wouldn't want to muddy the water by having that appraisal hanging over the negotiation. 

We can't seem to get people to the property to tour in person or push them past the initial lead.

‘I assume this person is offering 10-15% more than you could get in a regular sale?

And the second duplex hasn't appreciated sufficiently to take advantage of the capital gains exemption yet, so planning to hold for the next few years.For this third duplex, however, I would like guidance on how to title it:1) Given that I am paying cash, and I am not totally sure I will sell this within the "2 years in the last 5 years" rule, should I just put it in a LLC rather than my personal name (thereby missing out on the gains exemption)?