I'm currently working with an estate planning attorney and she said she said we could put the LLC in the Trust but said she was not the best person to advise on the pros and cons of that and that we should talk to a business law attorney.

It wasn’t a massive deal—our expected assignment fee was $10,000—but when you’re growing a business, every opportunity matters.Everything seemed to be moving smoothly until the title search revealed a major roadblock: the mortgage discharge couldn’t be cleared because the person who needed to sign off was deceased.

Looking forward to meeting you all virtually sometime, or in person on a visit to PT. 

I started looking in surrounding areas and found that the markets less established or still rebuilding had much higher cap rates.

You missed an important item: Depending on how a person does #1 or #2, it could get them: A fast-pass to the "Principles Office" for "bullying" and now there sitting in "detention".... 

I also think most markets won't see anywhere close 6% cap rates (for single family homes which is what I personally invest in).The questions you get to ask are then:Is the extra 4% worth the hassle of management and lack of liquidity.   

Personally, I do not like any strategy or approach that aims to benefit from the misfortune of others.

Personally for what people charge for these programs I would say you are 1000x  better off taking some courses at a local college, getting a degree and working in real estate to get paid for experience and then do real estate on the side for your own portfolio as well.

It’s a balancing act of controlling costs while also controlling risk of personal injury to your tenants and property visitors as well as maintaining goodwill with all involved at the properties. 

Is your goal to use being an agent for your own personal investments or actively try and grow your agent business to eventually leave your W2?