I am a 5th generation self employed, type-A, overachiever.

You could generate some other fees by charging a management fee (for managing the managers), an acquisition fee (for finding, negotiating and closing the deals) and a disposition fee (for selling).

However each inquiry is only a 5 point hit if that.Submit it to lenders with instructions to base the pricing off the submitted current  Tri merge bureau and not pull a new one until you have formally applied.This allows them to accurately price their product and generate the estimates.

I'm currently putting togehter lead generating systems that use the least amount of time and money and provide the highest amount of conversion with respect to those first two.If you dont mind me asking, what does your marketing strategy look like?

A green lawn with a shade canopy of a large deciduous trees is much nicer to live near than bare rock, concrete or dirt.You need to get a landscape architect involved to generate a landscape plan.

I can currently cash flow my CA properties, but my OH properties generate much more cash flow for dollar invested (and much much more at FMV), and yes they too have appreciated, not by as much granted, but they have appreciated (maybe about 4 to 5% a year).

I want to create generational wealth through real estate and took my mom and brother on a tour of possible investment properties over the weekend.

i understand about using all the expenses to help offset the income generated by the property, then with depreciation, you may end up in a "paper loss" position for the year....which depending on your W2 income, may be deductible.  

That said, though your remark may be true, in my experience, directly owning the asset often provides the best opportunity to generate the highest return. 

There's no such thing as a free lunch, somebody will need to pay the tax man eventually.You describe the issue as one of preserving wealth for future generations.