Joe Splitrock, appreciate your first-hand experience because I was thinking it would be an enormous hassle to vacate this building and shift operations elsewhere.

Many operators do not advertise there deals.

from my point of view if your an individual and not partnering with folks who ever is going to sue you is going to name you personally.. this is where you need good insurance to take up your defense as your first line of defense.whether they have the right to sue you is immaterial.. or whether they will prevail is immaterial.. if your operating as a group or partnership and have clean records this can limit your exposure to your ownership.other than that  retirement accounts should be maxed out they basically cant be touched... certain trusts.but just LLC labyrinths like you mention.. those are not going to do it for most or.. you will spend a ton of dough fighting to make the position they can't sue you. when suits happen everyone is named .. that's when you need good insurance to handle your defense.

Beware there are quite a few older (1960s - 1980s), small multis (8 - 20 units) on the market recently which look like values until you really examine the operating costs in light of the current (and potential) tenant populations. 

Btw, if anyone in the Atl disagrees and does operate by the 2% and fills a decent pipeline, please let me know!

If you are going to start your mgmt llc, then you need 2 bank accounts and 1 saving.Mgmt LLC will need a bank accountthe Property LLC will need an Operating Checking and Saving (for tenant deposits)This isn't for tax purposes, but for accounting purposes.

And given the climate in MF today a MF that generates 10% is not a sure thing.So I'd say no way without a 1031. 

If you think I'm a terrible operator and I should sell to you, then I can assure you it will not happen, and you don't need to post it.

I know people who are operating successfully in that market, but they are working very hard for their money and I commend them for doing it; the community certainly needs them.

If that's the case, you'll have to drive for dollars, do your research on abandoned properties, make friends with mailmen, and all kinds of other ways to generate leads.