The LLC is you, but in corporate form.  

what is the best way to incorporate construction funds to do upgrades within the financing. 

They will need the articles of incorporation and bylaws to show that you are a managing member and are authorized to conduct the transaction.

LolAnd I can tell you with 100% certainty that there are cases where WB lost 100% of his investment, becasue I worked at that company at the time and I was in corporate finance...

What kind of incorporation would you consider (in GA) - LLC w/ Partnership option or would you add Land Trust component?

But, I see wherein you are also open to doing out of State purchases and that's a good plan B to incorporate in your investment strategy.http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categorieshttps://www.biggerpockets.com/courses/a-beginners-introduction-to-real-estate-investing (video courses)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)REI can be very daunting, but, before you go searching for that 1st buy, please take a few minutes to bone up on the tips in link below.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REI)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

I'm not 100% sure how you would incorporate it into static marketing like mailers, however being a Realtor is a huge benefit to potential home sellers. 

Also his email is @gmail and his attorney is @outlook which is also odd to me as it doesn't incorporate their company name.

There are usually ways to circumvent having to incorporate an LLC if your aim is simply to devide the gains and duties among the separate parties through a contract.

My overall goal, incorporate my home theater knowledge into flipping homes and making it so anyone can achieve entertainment at home.