Same BRRR method we use for a typical LTR, but better equity, ROI and use( gift it, use it and better tax write offs) 

If the former, note per Union City Rent Stabilization ordinance (https://ecode360.com/15397000 is a slightly outdated version), "the terms of this chapter apply to individual dwelling units within a building, including condominium or cooperative units in the process of being converted, or having been converted".

My problem is that I am unsure of what to write. 

Hi Chad, @Denver McClure and I are working with a client on a 1035 scenario right now and it is an easy process.

And continue the process.  

if i buy a rent ready house off the MLS, and put it under management with a good PM... that's basically turnkey too just without the label and the provider.one thing i notice on BP is how many new investors think they're being guaranteed outcomes rather than processes. 

I’m leaning towards the Fannie Mae route but have no idea the process to transfer it to your LLC later.

I put a listing together and just said I was in the process of filling the unit.

Document all of what you do if you are going to get it done for them, and/or if you cut them a check then make sure it is in writing that it was all done and they cannot come back to you at a later date asking for more money/mitigation.  

I no longer invest in rental properties directly, I prefer spreading small amounts ($5K) in real estate syndications through an investment club, but we did a write-up on this company a little while back.