But I want to control where the money goes, not just into stocks and bonds.

Stay in control whatever you decide. 

You can't really control that aspect of the investment, but you can control other numbers and steer the investment to positive cash-flow.

But as your portfolio builds bigger and the property management company charges per property and not per portfolio, I would think having your own team gives you a better sense of control or a better overview of your properties wouldn't it? 

If I default, they will get their house back.I control every step of the process.

I always wanted independence from an employer, but this was the push I needed to get of the porch and out my head and start the process.I am here to start my journey of financial freedom, where I will never have to worry about anyone  making major decisions that impact my life in a way that I can not control and leave me in desperation.

You should not get any tax stamp as there is no change of control if you still own the LLC.The section 121 exclusion will only work if you sell the property to a different taxpayer.

There's a construction software called Precise Builder that does exactly what you are looking for.

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

There isn't much you can do to control the owner like a puppet on a string.