I have transferred multiple times in/out of an LLC, so long as there are certain things that remain constant (EG the majority controlling interest in the LLC to the current ownership interest) I know that I have the exemptions that cover me. 

I obviously would want to have control over the property and maybe a pre-determined purchase price?

BTW, this is in the SF Bay Area in a rent controlled and tenant friendly city so it's next to impossible to evict.  

Seems like it may be better control of your money then SDIRA and less fees.  

They just want everything calculated and in full control. they have the most to gain from hiring a manager.

It has really inspired me to take control of my future and start investing in real estate.

I'd recommend pushing density to 3 or 4 they all finance the same. we picked 3 because of the 35' height allowance in our area. here is a rendering to help paint the picture. our target appraisal value is 550k on the first few and pushing them to more than 600k as we sell some or keep them but if you are the only one building multifamily it's important to highlight the importance of appraisal and selling or disposing of some assets to create comparable to be used. our market has very little 2-4 units built because of economies of scale we are the only builder doing this style and we control the full process and it is a high barrier to entry where we are at. we are able to build at a lower cost now than almost buying a duplex because they are so small. each one is 668 sq ft total of 2004 sq ft. 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

They value properties equipped with smart home features, such as automated lighting, thermostats, security systems, and voice-controlled assistants.

You have less control for this reason, and the property gets way more beat up.