Title issues tend to be the fact pattern where properties are truly not financeable but that's rarely the case when you see the "cash only" adverts.Ultimately, proceeds will be transferred through a title company and its not as if the buyer is showing up with a duffel bag filled with cash.

Regardless of which state you choose, be sure to maximize your liability on your renters policy and get an umbrella - this will protect you more than any LLC will. 

Up north the gas company will install additional meters for a very low cost, usually hourly billed time for the work and possibly low cost equipment.

Though USLI, one of the biggest umbrella policy providers, dropped my max coverage to $1M because I had pools.

Questions Regarding Property Registration Restrictions in a Joint Venture Model:Are there any restrictions when attempting to change the property registration with the county (through the title company) if the property has an active Hard Money Loan or DSCR Loan?

Another avenue would be to call your utility companies and ask about installing additional meters.

This market now offers not only excellent cash flow but also strong appreciation, creating well-rounded investment opportunities.The 60 strongest housing markets heading into 2025 - Fast Company

These companies are fly by night hence why they don't buy their own properties...

I'm in a beach area where Sat to Sat rentals have been traditional for 100 years, but not any longer since the rise of Airbnb (and less control by local property management companies).

You'll want a title company/closing attorney who understands how to do this correctly.