If you're trying to fund itself yourself for smaller commercial real estate, that's your choice but I'd take ags, minerals, energy, infra over that anyday of the week.

It's the classic risk/reward choice.

Throughout the project I act as the bookkeeper, I do the occasional odd job like setup wifi, security, and give minor feedback on some of the design choices. 

The seller is refusing to release the funds, that's not the agents choice.

It also reduces the chance of him saying "no" as he has 3 offers so what other choices are there?

Hey @David CherkowskyWelcome to the world of real estate investing, and great choice on considering out-of-state opportunities in Alabama! 

Here are some considerations to help you decide if forming an LLC is the right choice for your situation:Asset Protection: One of the primary benefits of an LLC is that it provides limited liability protection.

Their benefits are incredible – 3 personal deals, rev share, agent attraction, cloud-based flexibility, and 24/7 support make it an ideal choice for me.

If you have the choice, owning physical real estate in an IRA is just a bad idea. 

If you overpaid in 2020-2023, based upon bubble multiples, the picture isn't as rosy.You have a choice to make:  Cut your losses or grind it out.