@Alexander F PollockYou may lose a tax benefit of a stepped up basis for capital gains purposes transerring interest away from her parents.Also consider conducting a judgment searches on all parties to the transaction to confirm there will be no title problems for would come up when the LLC sells in the future because you will not have title insurance to cover prior owner issues.

She is on here, but for some reason I cannot tag her on this post.

Would you say that turning the current post off and creating a brand new post (with changed pictures + putting some sort of 'pets welcomed' tag) would help?

ENV Title is also great. 

I would not put any energy into this aspect. the only other way to get one is to take title subject to a 30 year note that can happen as well. 

Sounds like a JV agreement and then hold title with a lien maybe?

Title managers are a great resource for market players. 

Definitely run a title report on the property.

What I don't have is a clear idea of how to offer value to sponsors, so I can tag-a-long and get my "experience."

If your purchase price (always the largest expense) plus the rehab estimate (the second largest) total no more than 70% of the ARV, the remaining 30% must cover your HML charges, agent commission, property and hazard insurance, property taxes, title insurance, escrow, staging, all else, and your profit.