Experience Do you specialize in real estate investments, multi-state taxation, and LLCs?

This step would include understanding City zoning & platting, locating utilities, researching City codes for development requirements (big ones include detention), etc. 

The LLC wont do anything special for lending.

The GP was so open and transparent every step of the way with the different types of insurance that were essential, adjusters, replacement cost, debris removal, code upgrade, etc.

I specialize in off-market distressed single family homes and smaller multifamily (duplexes, triplexes).

If they say it's a self guided tour with a key code run!

The new construction keeps coming out with new price sheets every week and the properties seem to keep going up but some of the properties do have special rates (APR or incentives). 

I specialize in STR's along the coast and have had a lot of success with MTR's for medical professionals as well.

I've found that cost segregation companies don't always do a great job and will miss  things even though it is something they specialize in. 

Quote from @Jon Taylor: @Pete Harper - Section 721 of the Internal Revenue Code allows an investor to exchange property held for investment or business purposes for shares in a Real Estate Investment Trust (REIT) without triggering a taxable event.