But if you literally do not have a buyer's list to contact when you have deals, you need to start attending local REIA meetings and telling everyone there that you have deals and are building your buyer's list.

Have a 76 year old Disabled lady living there with her two in and out of Jail Heroin addict Gangster (literally) Sons. 

That is literally unheard of by several % in the high appreciation markets.

I do literally hundreds and hundreds of hours of studying every year on all thing real estate and investing.I would venture to say that with that back-round, I am as well or better qualified than many people who DO meet the current condition.

You can literally live for free or close to it if you can make it work (and don't mind being creative like renting out an extra room/airbnbing/etc).  

I own a few rentals in that neighborhood, one that it literally around the corner from this property and it can get pretty sketchy over there.  

@Ken Domond this is definitely a challenge as most of the value add apartments I look at now have literally hundreds of thousands of dollars in deferred maintenance, and are being sold at a 4 or 5 cap.

I believe the start (as it’s being said on literally every book I’ve read) is the most challenging part and I couldn’t agree more.

Or is it more general - like quite literally you could take any property and transfer it from you to any arbitrary LLC and there would be no transfer tax (at the federal level)?

It’s not easy, but your agent is literally key.