What I believe initiated our paradigm shift was when we consolidated our homes with a local portfolio lender, completely separating our investments form our personal life.

Long term tennants are going through a separation (4yrs). 

This means that you would need to comply with federal requirements AND the separate and distinct requirements of each state in which you sold securities. 

Make sure you set up a separate entity for your long-term stuff (or even better an LLC for each property...) and one for flips if you end up doing any - that way there's no chance of being hit for self-employment tax as a 'dealer' under IRS code, for properties that you should have only been paying long-term capital gains tax, on sales of properties that you've held for over a year.

For long term income, you will need separate entities to protect your company at large.

I have a duplex in Ferndale I am considering options (like selling) and have a few questions for the BP community familiar with 48220. 1970 sq. ft.North of 8 Mile, East of Woodward, West of Hilton2X 2 bedroom + dining room apartmentsRental certificateFully Separated Utilities (including furnace & water heaters)Highly qualified tenantsStainless appliance upstairs unitVery, very, very cleanMassive lotQuestions:Where are you all getting your rental valuations from?

In order to do the exchange, we cannot form a new LLC with the partner--the exchange attorney says we must each form a separate LLC which will have its own undivided interest in the park.

This is what is so dangerous about RTO - - inadequate documentation and tenant modifications.First,  RTO should have been two separate contracts: (1) the lease and (2) the option to purchase. 

I would strongly suggest you ask parents who live in Smyrna what they think of their schools instead of relying on a message board full of people who don't have children in these schools or who are more concerned about separating themselves into the driving hell suburbs of East Cobb in order to get better schools.  

@Wayne Brooks,I don't have a separate Hot spot.