If you want to acquire the property and have it deeded directly into the LLC, you are looking at either purchasing it with cash, a commercial loan, a DSCR loan, or hard money. 

What is your secret sauce or what skills do you have in your toolbox that help you acquire these properties at discounts? 

With interest rates and prices skyrocketing, I believe this strategy has the potential to become a hot trend in our area.My plan is to acquire properties via seller finance or subject to, optimize it for this strategy and then repeat the process to multiply and increase income sources.

For those of you that do an online application or furthermore just a simple "form" that is completed online, how do you go about acquiring and subsequently providing proof of obtaining such authorization without a signature?

This would be our first investment property, and acquiring it this way is so new to me.

The key occupancy requirement for FHA loans is at the time of the original purchase—usually requiring you to live in the home for at least a year.If you've met the initial FHA loan requirement of living in the property for 12 months (which you would have by November 2024), you're typically free to move out and house-hack again, even if you choose the FHA streamline option If your goal is to acquire another property in Q1 2025, refinancing via FHA streamline shouldn’t prevent that.

You might want to consider the costs and work of simply selling and acquiring new property.

Then you have wiped the slate clean on the loss carryforwards, that $200k of released loss carryforwards offsets ordinary income first - so you will actually get a great result.Then, in 2025, when you have no more pass loss carryforwards, consider making that real estate professional status aggregation election, and utilizing cost segregation on properties you acquired in a prior year.Of course all of this - get some real tax help, I'm just another guy on the internet here, and there should be a deeper dive on the circumstances than what you can get through a forum posts to ensure this all actually works properly in your situation.

You need to find short-term purchase and rehab financing (i.e. hard money or private lender) to acquire and improve the property.

(a) A person may acquire an option or an interest in a contract to purchase real property and then sell or offer to sell the option or assign or offer to assign the contract without holding a license issued under this chapter if the person: (1) does not use the option or contract to purchase to engage in real estate brokerage; and (2) discloses in writing the nature of the equitable interest to any seller or potential buyer.