There are a number of small fee with purchases and sales such as deed prep, recording fees, etc but they are small and pretty incidental.

They turned the properties back around in record time and have overall just been great to work with.

They can:1) Put language in their agreements allowing them to place liens2) Some counties allow a purchase contract to be recorded as a lien3) Most though, do it borderline illegally

What is the process like to change Cuyahoga County records?

If you want to talk and get help, start by accepting my invite to a recorded and live Zoom so you can try to say your piece rationally.

But I can still use an FHA loan and then transfer the property for $1 to obtain maximum protections of an LLC with maximum leverage.They are told this can trigger due on sale clause and will still will be paying transfer taxes based on the properties assessed value + deed prep, recording and misc. title expenses.

For her sake, keeping the eviction off her record is likely of interest to her. 

You can obtain lists of homeowners from various sources (like public records or lead generation services) and then make calls to inquire if they’re considering selling their property.

Tell the current PMC to transfer the SD to the new PMC, that way they have a record of handing it off to a licensee (assuming PMCs are required to be licensed in your state) and are covered in case of a Real Estate Commission inquiry.

TurboTenant does digital signatures for leases and other documents, condition report templates, automated and one-time ACH transfers, chats with tenants (so there is a record... just in case), and lots of other great stuff.