I have been thinking about investing out of state, but am still unsure.

I think what you’re referring to is a checkbook IRA so you can bypass the custodian when performing transactions/investing and all assets/accounts will be held in the name of a special purpose LLC or Trust which is the instrument that gives you checkbook control.  

But the fact that you’re here looking for solutions means you’re thinking like a smart investor, so let’s figure out your best move.Is a Sprinkler System Worth It?

I also handle any inspections needed before the opening of a site.

I still think we can get to sub-6% this year on the 30-yr mortgage.

I don't think you would actually be able to purchase and maintain the policy with $750,000 replacement cost if they think it would cost $1.3 million to rebuild. 

Which options do you guys think are best when you have no money to put down on a house for flipping?

Sure you could put $1 up in earnest money if you don't want to be much out of pocket here, but do you think a seller is going to accept your offer when you put up $1 earnest?

I think they're good.  

Most professionals will recommend a separate LLC for every $1 million in assets, but I don't think that's necessary.