You are only adding complications and costs with the LLC with no upside  This is all assuming there’s been almost zero appreciation and you shouldn’t sell tax free while you have the chance. 

If you need any contacts that would travel to do the work feel free to DM me.

If you're targeting MFR properties in more affordable markets, these options could free up the funds you need without disrupting your cash flow too much.

Quote from @Jacklyn Robins: Sorry, I clearly misunderstood your level of experience.

Since your homes are free and clear, keep them that way.

(been working and succeeding since 2008 or before, someone you have experience with, good returns, close to 5yr investment?)

I'd love to connect further and hear more about your experiences!

Do you have experience and know the cycles of your market so you know the best price?

I made some videos on the renovation and overall process - happy to share those with you and answer questions about my experience.

Given you and your investor both have experience in different areas, I’d say keep a flexible approach and compare city requirements before putting too much money down.