I am wondering if my first steps (past the education part) is to build a network of people who know, like, and trust me through posting content like newsletters, articles, podcasts, doing webinars, going to events (aka build my brand), or, should I first find a deal and then raise capital?

Having a property manager would alleviate the initial call but not the actual event or my need to deal with it.

This would allow you to access some cash for other purposes ( Tax Free) because a refinance is not a taxable event.

@Devan Praska I do not have a manual for my tenants but have created a manual for each of my properties in the event that something might happen to me and someone else would have to take over the management of them.

I believe once that is exhausted the private ones pick up the tab but they noted it will get passed on to consumers.where I see the issues are if this is now a one in every 5 or 10 or even 20 year event and it's a $1M home (cost to build not total value with land)  then the insurance for these areas is not sustainable.  

@Andrew Slezak I recommend you first articulate precisely the liability events or concern which are pushing you to transfer the property to an LLC.

It's highly unlikely to go that low again in your lifetime. would take another black swan event of monumental proportions.. 

For anyone considering this, it’s probably worth consulting with a local land-use attorney or planner to navigate the specifics and make sure you’re maximizing the opportunity without running into red tape.

The sooner you regain control, prove that you fully intend to enforce the terms of your lease, and that you will not be 'played' by their recall of events or documents, the more effective this action will be.  

This is a hurricane Katrina scale event that I believe will well exceed those costs and downhill economic impacts.