Literally write out which scenario works for you, FOCUS and work like heck for your goal! 

I don't think you need that much for what you are talking about.Cash is literally the worst investment ever, as inflation is GUARANTEED.

The sister was literally a saint before this all went down.

Literally every bank licensed to do business in the state of Ohio.PM me if you want to get more specific.

Maybe I'm being too literal, but can't you get most of the benefits as managing member of an LLC (JV) as you would from being the sponsor? 

There are literally books written on this exact topic.

And literally every day that average changes.

It’s literally a brand new house inside an existing structure, we replaced absolutely everything and our investment is almost at that number too.I believe our issue is 2 fold: price and time.

Strip out the equity using HELOC's so no equity is available to entice a lawyer in the first place; get good insurance, and only if you are literally expert in property management should you be managing units yourself.

It (literally) pays for you to put rules & processes in place so that you can work with them when they have a TEMPORARY financial emergency without losing moneySection 8 probably skews the rules for dealing with low income tenants because keeping the voucher is probably a motivator.