My hair dresser is actually a real estate agent as well, so she helps me a bit but I need the other pieces of the puzzle. 

I actually find locate absent minerals owners for my day job and I really enjoy solving the puzzle.

The difference is so wide it puzzles me.

I feel there's a huge piece of this puzzle missing, from an new investor standpoint.

That's probably the most important piece of the puzzle in this analysis. 

That will give me authority on both llc without bringing in more pieces to the puzzle.

I'm guessing the most absolutely critical piece to the turnkey puzzle is finding the right people to work with.

You can certainly join a REIA and that will help but it’s just one piece of the puzzle.

You may be able to find a local bank lender that will do it, but they may be very puzzled by the $1 sale price in the chain of title and ask awkward questions.You could sell and potentially 1031 into a more expensive property to defer the tax liability, but it is generally advisable to hold the initial property for one year prior to selling to be comfortable that the IRS won't challenge your subsequent 1031 tax deferral treatment.

I guess that is the next piece of the puzzle I need to figure out.