Each person has their own risk tolerance, however what I will say is most people don't have straight cash to buy a couple hundred thousand dollar property hence are forced into utilizing hard money. 

Since it will eventually be a rental property and you'll have to hire someone to cut the grass anyway (I assume there's grass😂) would trimming the hedges add a lot to the expense, or add a lot to the desirability of the property?

@Jason Allen - yes i was able to create it myself -pretty straight forward process.

And they get their "customary" 30-40% cut of the winnings!

If you rent out property and want to sell, you need to just cut bait and sell, and it's obnoxious not to let your tenants know you are going to be selling. 

Establish credit by opening a Business credit card linked to account or funded account and once you have the credit, and the first years 1099 or Schedule C & E I would see if you can go Non/QM 1 Year or straight Portfolio vested in the LLC.  

I second @Bonnie Low with the rec for Baseline, if you have 1-2 properties it's easy enough to keep your books and accounts straight but any more than that gets tricky and time consuming!

  $200/ MO CF is our cut off on any deal. 

In the mountains I imagine it is a hot tub, views etc.Using a tool like AirDNa can cut down on research time sifting through listings and gives you a better idea of occupancy. 

It's all very clear cut, simple, LEGAL and with protections you don't have in Sub2.