Denise,When a home carries bad memories you sell it and free yourself from the future agony even if its an income generating property.

@Matt Boerlage As a single member/disregarded entity, maintaining corporate formalities is important even though piercing the corporate veil is rare.

I've heard lawyers argue that if the loan is in your name and the deed is in an LLC, if there was a big lawsuit, the opposing counsel could argue that you have pierced the corporate veil because you have not treated the LLC like a separate entity. 

You could probably figure it out yourself - however, the purpose of the LLC is to give you additional protection and if they are not set up correctly they are easy to pierce if you run into a legal situation - at which point you've defeated the entire purpose of the LLC in the first place.

@Andrew Pierce A real estate license can be helpful.

An LLC has to be run and managed properly to avoid being "pierced" An LLC is not perfect protection and it is not a replacement for good insurance.

I'm a member of Capital REI, which is run by @Roger Lin, @Justin Pierce, and @John Rubino.

Prices remain elevated and depending on where you are targeting, it will be $550K+ for any "ok" duplex around Pierce, Kitsap and Thurston Counties.

I work largely in the counties you mentioned and dabble in EC, Chippewa, and Pierce as well.

Croix, Pierce and Polk counties.