If said guru also has a relationship with an LLC creation company that over-charges by thousands of dollars, then it’s obvious why they tell you that you need one!   

My PM charges a flat rate to find new tenants which I like (vs a month's rent)-on the less expensive properties, they don't get short changed and on the more expensive properties, the owners don't get overcharged.

I don't want to over charge, but I also don't want to under charge.  

The #1 reason so many of us detest the "Guru's" is not for being a Guru, it's because so many are over selling, over charging, and under delivering.

here are my stats on 6 months being with them (not by choice but they acquired the property manager I had in chicago) I have 22 units in 4 buildings    Rent 22.5% lower rent      Expense 34% increase in expenses Also all expenses are way above market rate with minimum oversight for vendors overcharging or proper negotiation for volume work.

They probably don't have any good referrals - other than the contractors that overcharged them, did poor work and never came back to finish the work.Recommend you invest some time contributing and networking here and in the market where you bought.

- Invest some time in studying the area, so you can't be sold something mis-identified.2) Renovating Remotely: doing unnecessary improvements, being overcharged and dealing with bad workmanship.- Use same inspector as above to inspect and confirm what's actually done & workmanship BEFORE paying contractors.- Learn Maintain to the Neighborhood concept by viewing competition on Zillow pics.

I don't say this to be harsh towards you but to help others reading along, so that they don't fall prey to lawyers that overcharge for unneeded services.

That’s when the nightmare began.First, Fay’s payoff statement overcharged me by $60,000.

At least for several months or years until you network your way to one of the "1st tier" handymen - and then don't blow it.Your challenge will be NOT getting taken advantage of by larger companies that "overcharge" and the hacks that take forever and never comeback to finish - but have great excuses.