So ya-see Jimmy, that's how we have a FACT-BASED conversation on "I can land 1%+ deals no problem"........

As an investor in a market where cash flow does not come often and appreciation is a bigger play, I understand your mindset. 

The out of the box strategies and set ups sold will never replace customized AP/Tax strategies based on individualized circumstances. 

A Title Company can distribute the proceeds based on the agreement, and consulting a CPA will help calculate tax liabilities and explore strategies like a 1031 exchange to minimize taxes.

Based on this some elements of my REI strategy are going to need to be adapted!

In this type of area having just 1 or 2 properties is ok because your tenant base is higher end and more stable. 

I could do it 2-3 based off cash savings.

3) Any specific states you recommend to set up any of these (Not sure where I'll be purchasing property yet, maybe Detroit, maybe Cleavland, maybe Augusta, maybe Des Moines, maybe Saint Cloud, maybe Memphis...)4) I already have a LLC based in Hong Kong (We call them limited companies, but the principle is the same).

Lots of folks are pulling out cash based on the appraised value for their next projects and holding for a few years to benefit from appreciation. 

Selling your share at fair market value could avoid gift tax but may trigger capital gains tax for you based on the sale price and your cost basis.In California, the transfer may also trigger a property tax reassessment under Proposition 13 unless a specific exemption applies.