But I have seen many posts about local banks giving the best rates and being instrumental in your deals and I just wanted to find out if anyone was using anyone in particular.

I would point out that Fannie Mae recently changed their guidance on transferring to an LLC so it is possible (see here: (https://www.fanniemae.com/content/guide/servicing/d1/4.1/02.html), given that: the mortgage loan was purchased or securitized by Fannie Mae on or after June 1, 2016, andthe LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).Note: The servicer must notify the borrower that a property transferred to an LLC must be transferred back to a natural person prior to any subsequent refinance application in order to meet Fannie Mae’s Selling Guide underwriting requirements.In other words, you can transfer to an LLC by requesting with your servicer.

For our portfolio, they bring a higher return, and more consolidated management.I like leveraging equity to expand into more properties, but recently spoke to a friend who is using a combination of equIty and other fInancIal instruments to generate more cash-flow, capture interest, and control cash.

These are sent to the county recorder, where the documents (deed and mortgage instrument) are recorded.  

Ryan:I wouldn't recommend buying a rent property with negative $200 cash flow.That said, the 50% rule is a crude instrument great for initial passes but not for final decision making.  

Over 5 years this is a 50% increase.This works well because making 10% on your money is pretty good for most people, and we get cash flow every month with NO out of pocket expenses unless we have to fix up the property.We look for middle age people who are looking at their retirement accounts and are displeased with the 3-3.5% their annuities and other retirement instruments are giving them. 

Now it's not seen as taking profit but rather as accessing equity through a debt instrument. 

The LLC typically must disclose the members of the LLC on the filing instruments called the Articles of Incorporation.

@Michelle MarshallSounds like a debt instrument. 

@Kenny DahillThe most recently published version (February 2019) of Fannie Mae's selling guide says that there is an exception that allows you to transfer a property to an LLC. https://www.fanniemae.com/content/guide/servicing/...Per Fannie Mae:A transfer of the property (or, if the borrower is an inter vivos revocable trust, a transfer of a beneficial interest in the trust) to *a limited liability company (LLC), provided that: the mortgage loan was purchased or securitized by Fannie Mae on or after June 1, 2016, andthe LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).You should reach out to your lender and run this by them and see what they say.