You can review your HOA's governing documents, also known as the CC&Rs, to understand the proper procedures.

I've done one LLC in Illinois and it was easy: $75 to the state, one web form, draft up some routine procedural docs etc. 

What you want is, as they say: relatively simple, but not easy.

Now, getting around the Due on Sale might be as easy as doing a Contract for Deed or a Purchase Option instead of Sub-to.

Proper underwriting - this includes an appraisal, loan app and full underwriting to comply with CFPB regulations.2.

But this can be used to sue you if you don't properly disclose so I would disclose everything 

Of course our big motivation is commission but you can get commission or a referral fee or something in an off market transaction if done properly.

Talk to an attorney to get proper documents.

Fees should be clearly stated in writing, easy to understand, and justifiable.

You may want to find a good agent in the southern NH area as I'm hearing that market is prime for investment with people moving up from MA, but your other markets might be just as solid.Also, since you're already an agent, it's pretty easy to get your reciprocal license for NH or RI.