and NMLS licensed.. in WA that is not required for non owner occ.lots of competition at court house though.. but probably nothing different than the big NW counties that have tons of money and competition.. but I not sure there is anyone like Vestus or east side that has a bidding Loan system like they do or rain city here in Portland. 

Cost segregation combined with bonus depreciation is huge.A lot easier to 1031 one 100 unit property than 100 individual houses.Apartment rehab often stays below the $2500 de minimis safe harbor per item (because apartment communities don't pay retail) - which means immediate deduction and no future depreciation recapture (i.e. an HVAC replacement may only cost $2400).Some apartment rehab above $2500 per item can be immediately deducted if it does not meet the 20% "unit of property" rules (i.e. replace one HVAC system in a ten unit building).

Same goes for HVAC systems, TV's, electronics, etc....3. 

But you don't need that - you only need to have a good bookkeeping system setup such way that it will allow you clear separation of incomes and expenses for each child Series-LLC (at least that's what I was instructed by my lawyer).Can you register or convert an LLC as a Series-LLC?

The risk to the systems would be frozen pipes and I don't think that would be much of an issue where you are.

Close to intown I see crazy prices that are not sustainable, lot's of old houses falling apart with lipstick on them and over valued, high property taxes, aging county and city water and sewer systems (some 100 years old), etc.It's just not my cup of tea but other people love it.

Only written agreement can stand in court system.

I built a 100 home project in Lafayette Oregon called Lafayette plantation  and we could not make fire flow.. so I had to run a 12 inch water line almost a mile to tie into our system to make fire flow.. that was maybe 200k back in the day.. so still cheaper than sprinklering the whole project. 

Property is in great shape, new roof, vinyl siding, new windows and heating systems are in good condition.

.- water efficient heads- Chicago controls thermostats- coin op laundry was our move this year- big ticket item but I am still a kid when I empty the quarters 👍 - make room for parking on the property- additional $- turn the boiler down.