I think a big missing piece from the puzzle is where are you at personally with your income. 

As of my last update in April 2023, the definition of an accredited investor includes, but is not limited to, the following:Income: Individuals who have had an income of more than $200,000 (or $300,000 together with a spouse) for the past two years and expect the same for the current year.Net Worth: Individuals with a net worth exceeding $1 million, either alone or together with a spouse, excluding the value of the person's primary residence.Insiders: Directors, executive officers, and general partners of the company selling the securities.Professional Experience: Certain professional certifications, designations, or credentials or other credentials issued by an accredited educational institution may allow an individual to be considered accredited.Knowledgeable Employees: In the case of private funds, "knowledgeable employees" of the fund are also considered accredited investors.Institutions: Banks, partnerships, corporations, nonprofits, and trusts with assets exceeding $5 million.By imposing these criteria, Regulation D is meant to ensure that all participants in such an offering are capable of fending for themselves or sustaining the risk of loss, thus requiring less regulatory protection.Under Rule 506(c), it is not enough for an investor to simply claim accredited status.

Over the years I've noticed that it's very helpful to simply go visit in person your city of interest to get a better understanding of the market and the people that live there. 

Keep reading, educating and working on your personal finances.

If someone injures themselves and sues, they will be suing the LLC and not you personally.

We use this in our personal flip and rental business and also in my bookkeeping business with other clients.  

Might not be ideal to go from a personal home to a duplex/triplex/quad but it's a great way to buy with as minimal % down as possible. 

I typically recommend that community for people that plan to use it personally and can justify the higher HOA costs and membership fees.

I'm sure I'm not the first person to be in this situation, what have others done that worked? 

If you do go to sell it and it appreciated say 8%, that is going to be eaten up by your closing costs...Personally I do not see this as a deal.