With today's market I think it's important to get creative with sourcing/structuring deals in order to make them strong investments.

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where I think we are in the real estate cycles (financial and physical market cycles)b) Then and only then do I pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

You can also structure your offer with I know at least a 2% seller credit so that you can be paid at the closing table when you're buying. 

My husband and I started out holding properties in our own name, and later developed an LLC structure (which also moved to a new structure later on).  

So if there is a way I can structure the LLC under single never but also avoid a technical “change of ownership” that is my main question!

This all comes down to how you're structured, how the flip cost were accounted for, if there is a partner (you mentioned "we").If it is an S Corporation and you "distribute" or "sell" the property to yourself, if there is any loss on value, which probably there isn't, know it most likely won't be deductible if it's a related party transaction.  

If you already have a structured business why start from scratch again?

Specifically, what is your advanced payment structure and refund policy when taking bookings 6-9 months out or further...and also how do you encourage Direct Bookings?

Google is your friend.The FEMA 50% Rule is a little-known rule that limits rehab budgets on homes in a flood zone to only 50% of the value of the STRUCTURE.

Even after that time passes it depends on the state what actions you may take but in my state for a relatively modest fee you simply have a constable post a notice and physically remove them 10 days later.