There will be many situations where you can help a homeowner save their home -  however, in other situations they just want to sell quickly which provides a wholesale, fix/flip, buy/hold opportunity for you. 

Now, I never buy a property without at least 4-6 months reserves on hand.

This could help stabilize home prices and create buying opportunities for investors and first-time homebuyers.

An opportunity to buy my second property has come.

It may be more difficult to get financing and a good rate buying through an LLC. 

The BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) could also be a great strategy to recycle your capital.To find deals, try direct mail campaigns targeting absentee owners or distressed properties, or go driving for dollars in neighborhoods with strong rental potential.

I'm looking to buy my first rental property, that I would live in and use the BRRRR method on.

The emotional support animals are pets with papers you can buy off the internet. 

They also only charge 1.5% realtor commission for the selling side and obviously nothing for the buying side.

Definitely don't sell it and buy cheap Class C in Texas or other state for "cash flow on paper" - I learned a painful lesson with those types of properties.