I am mostly lending on the basis of the relationship and the confidence in the person I am lending to.

Replacing a window is a capitalized expense, the landlord is to depreciate that improvement, a residential tenant can not depreciate it and not treating the expense/improvement properly for taxes becomes a matter of filing false returns.

It's hard to see how the small advantage of a few weeks is worth the unbounded liability of operating without insurance.2) The seller may discover prior to closing that their property has been improved.

I agree with Aaron, that the group struggles because few people have taken the initiative to improve it.

the part i found most thought provoking was that rich people have a library of books to improve themselves rather than middle class tend to stock up on novels, entertainment magazine

Rental prices are below what they should be, and as tenants rotate out, rent will be going up, after minor improvements are made in each unit. (10 month ROI for each unit's upgrades, at the higher rent tier)After rent is at the higher tier, profit each month will increase to roughly $1500/mo.I know forming an LLC will be in my best interest for this, but here's where I'm not finding anything useful online.My personal credit score is about a 590, and my fiancee's isn't much better.

Rental prices are below what they should be, and as tenants rotate out, rent will be going up, after minor improvements are made in each unit. (10 month ROI for each unit's upgrades, at the higher rent tier)After rent is at the higher tier, profit each month will increase to roughly $1500/mo.I know forming an LLC will be in my best interest for this, but here's where I'm not finding anything useful online.My personal credit score is about a 590, and my fiancee's isn't much better.

Currently I do not have the funds, however, I'm confident that with more time I could get the cash together or find a buyer to assign the contract to.

IF you calculate vacancy based on income, she is currently only collecting 61.5% of the potential...big opportunity for you to improve NOI but you should calculate offer based on current occupancy/NOI only.  

I have $1M in liability on each of my properties and I have full confidence in my business structure that there is no reason to try and complicate the situation with partnerships, LLCs, S-Corps or any other corporate entity that seem to be in favor in any given year.