Attorneys fees and costs, advertising, trustees fees, etc.So my point was I believe a lender would prefer to lend to an investor who, when faced with reality, can admit defeat, sign a deed in lieu, and move on to other more profitable projects.

For many, this defeats the purpose of getting a commercial loan on a 1-4 unit property. 

But I wasn't impressed with Sunday showings & weekends you have to sacrifice, that defeated the purpose of me entering into Real Estate.

I have 130k in two houses and having over 4 houses I am struggling to find anyone/any way that will allow me to tap this equity easily without being supper expensive and defeating the purpose. 

Dad taking out a loan for the $25,000 defeats the purpose of the plan.Assumption #7: A legal contract of repayment will be signed if the money is loaned, because I MUST repay this money for personal satisfaction purposes.

If I have to pay a service it kind of defeats that purpose.

From what Ive read about moving them to an LLC, it typically backfires 1) you lose tax write offs 2) you incur more costs from insurance standpoints 3) if youre managing the property and it's an LLC they can still come after you personally so it defeats the purpose in the long run?

I've seen companies that wanted an appraisal and appraisals are running 3-4 weeks up here so having an appraisal defeats the whole purpose of a quick closing in many cases. 

Dont be putting yourself in defeated mode.

This is my experience.I would say, set a LLC, but you need to be more than 1 person or else limited liability could be defeated by a judge in case of litigation.