Much cheaper than an attorney, but you'd miss them walking you through it too.  

My preference is to exhaust personal education.

I only have a dozen properties but I spend less than an hour a month and half of that is accounting because I like doing it.

Do a little, take a draw, exhaust that small draw, take another draw, exhaust that in days and need another. 

For smaller projects, sometimes you can get away with a "Maintenance Association" which is a bit less onerous than an HOA.  

I did that and it took me less than an hour to research and turn a long, long list of management software products into a REALLY short list.  

To be honest, I'm pretty desperate at this point, been losing money for the 2nd year straight and just exhausted from this.ps, don't contact me about selling to you.

Without it, the note is unsecured and not worth more than an unsecured IOU.

so are you saying creating an s-corp will help to not get tagged as a dealer, rather than an LLC?

For most landlords, it’s more practical to rely on landlord insurance plus an umbrella policy, which is both stronger in practice and much cheaper to maintain than an LLC.In short, for a single rental or small portfolio, keeping the property in your name with solid insurance coverage is typically the most tax-efficient choice.