I do have some references in Vegas if you're interested in exploring. 

Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Any information or references would be  extremely helpful.  

Using the LLC asset only makes more sense to me, but I've heard it from tax attorneys for example that the appraised value is what's used each year, until The Person owns 100%, then it's game over.If anyone has direct knowledge or first hand experience or can point me to a specific reference document (IRS perhaps?)

Plus, the cashflow is a lot better.When people compare rates, what they are referring to is how much the cost is in "points" for that rate. 

I was in particular referring to discounts on houses that may fall into ocean in near future. 

I would refer you to the questions I listed above as what to ask yourself before making any decisions. 

Quote from @Adam Simpson: Quote from @Josselyn Jorge: @Mike S. would you mind sending me a version of your log book for reference?

I usually will say who referred me to them and say that they are a friend, neighbor, family, etc and will then ask what their lead times usually are for work to be completed, how they communicate, are they comfortable working with me being out of state, how do they collect payment (terms and preferred method) and do they offer a business rate?

I know which product that you are referring to. the conventional mtg product has the following features. 1. minimum 15% down payment 2. 30 yr fixed term 3. rehab and repairs can be included in financing 4. borrower can be a first time investor. 5. no prepayment penalty. 6. the contractor will receive an initial draw at the closing table. 7.