In fact, the federal government considers single-member LLCs disregarded entities, meaning for federal tax purposes they do not exist.There are benefits to having an LLC, but those primarily revolve around limited liability protection.Until you own a property, I wouldn’t set up an LLC.

How does one find deals while also disregarding future growth or decline of the market?

If you are creating an LLC just to satisfy the investor, just make it a single member LLC, disregarded entity, so there is no separate tax return or anything and it provides protection, but doesn't require a whole lot of extra work.

@Greg Fitch I think Fairview Homes is near Four Seasons Town Center (if it isn't, then disregard what I'm saying), which is definitely on the lower end in terms of quality and income.

However, the senario you laid out disregards the emotions that can result from stress caused by your investments.  

Disregard I just re-read your whole spill.

Cody Evans Somebody has to show houses still especially if owner not around and I have seen so many FSBOs blatantly disregard disclosures that I can see legislation closing that off.

You should consult your Tax Advisor but the transfer to the LLC should be disregarded for tax purposes since the transfer is to a disregarded entity (essentially a transfer to yourself). 

If your LLC is a single member disregarded entity the primary added cost is the state fees.  

Disregard^