Modular is a similar but never an actual vehicle by DMV standards. 

Don't get into the whole story when you call these places just tell them you're a new homeowner, the last owner didn't keep good records and you're putting together a binder of service records for the home so you can get ahead on maintenance.

If and when there are rocky times ahead, you will lose money.

I just talked to my wife and she gave me the green light to go ahead lol :).

If I purchase the investment property in my retirement account, I can't do the work myself - I have to hire out and pay contractors through the retirement vehicle.

Try to get the fixes done as cheaply as possible, delay those not critical, and move ahead. 

There are also many disclosure forms that you will want to fill out ahead of time as well amongst many other forms. 

---Investors that are ahead of this and already making lower offers can stll make the numbers work NOW.Yes, you can fix & flip to landlords, but you better know what you're doing or you won't make much profit, if any. 

But at this point do not want to get too much ahead of myself.So, basically, keeping my current situation in mind, how to form an LLC, any specific type (cost effectively) and move my property into that LLC and eventually all my finances too.

There are however different vehicles and scenarios that may help achieve your goalsHope this helps!