You will pick up all of the income and expenses from Open Door Capital on your 1065 and then issue K-1s to yourself and wife for your proportionate shares of your LLC.

Also a more effective use of time, although definitely more expensive. 

If it is really low, like 3-5 percent, then at least as far as that point goes it would be worth doing it myself.

We have priced in the low 7’s for well qualified situations to much higher.

Since he has moved in, there has been a myriad of sports cars and expensive motorcycles that have adorned the driveway.

If so, this is not uncommon and should be budgeted as part of your annual maintenance expenses.

The bar is pretty low for most real estate agents. 

Your total tax % on long term capital gain income is very unlikely to be as low as 15% -- but it's still almost certainly lower than ordinary income.   ** Christie makes a good and important point that just paying the tax up front will give you greater flexibility in terms of reinvestment options. 

All landlords experience situations like this (experience through pain/expense). 

I think 150k is going to be too low like most folks here have said. 250k is a doable number.