---I am all for efficiency, I get the bill, I pay and I mail to tenant for reimbursement.

And that would be correct :)  It also give me a good feeling of building in as much efficiency into the business as I can while being aware of risks and return.

I figured that the paper would be slightly undersized from the factory so I measured the middle for both length and width on the actual and sure enough, it is just a hair under.  

But it sounds like you're saying it's possible after a certain period of time to transfer it into an LLC and that the liability factor is the key reason? 

Come tour a live/work loft project in Oakland on 10/29.This is a 21 unit live/work loft development converted from an old cookie factory.

They might be cheaper in CA but in Texas they make up a big portion of your expenses and you can't change that no matter how efficiently you run the property.It's definitely possible to find a property that can be lower on the expense spectrum but most people underestimate expenses so it's probably better to start at the higher end and confirm with due diligence.

.#3 EFFICIENCIES: One of the other thing is I realize, the POST OFFICE, ELECTRICAL and WATER COMPANIES wasn't happy with my bldg. so we have to move the mailboxes to a safer location.

With the help of this great community I wan to develop a business model that will make real estate more efficient.

Working on efficiency and the vision of the company is key to any business.

If you did split some of your properties for the "competition" factor, I would imagine this would also be a temporary thing because a clear winner would most likely show up between the two and you would move all of your properties to that one company that is doing a better job, you feel more comfortable with and trust more.