Jorge,I would recommend that you sit down with a Lawyer and Insurance Agent with experience in this area.

@Brandon West, This is by no means legal advice - but my lawyer in AZ who helped me setup my LLC for my rental property told me to just reissue the title w/ the county recorder in the name of the LLC, update Title Insurance to reflect the LLC, and not notify the lender.

Some are known to even use fake lawyer letters to send threats.

Get yourself a local lawyer who specializes in real estate.

One of the best things about the Pandemic was it forced sellers, buyers, lawyers, and title companies,... that were stuck in the past thinking everything had to be face-to-face, to modernize so you can sit at your pool and close

I spoke to a lawyer who says I need to move my passive investment homes to a Java fa llc and each home should go into a land trust.

From your deal by deal basis growing your list of investors, banks, lawyers etc naturally you will eventually get to a point where the reg A makes sense. 

Hey Joey,I would make sure you work with a title company that can handle sub-to deals, also if this offer gets accepted, I would contact a lawyer to assist in the transaction.

Rent is 3500, HOA is 1500.I have a lawyer negotiating with the lenders currently. what would you do if you were in this situation?

We no longer have "ambulance-chasing" lawyers who can sue insurance companies for anything. 21 years monitoring it!