they are more expensive than stick built take years to get approved through the building  departments in many jurisdictions and the folks that buy them are eclectic to a certain degree.. they work well in Rural settings where you can really lock them tight and leave and not worry about thieves.  

I have listened to Podcasts, participated in Webinars, watched YouTube videos, read books, ran the calculators - from BRRRR to wholesaling to short-term rentals and more, but I have never pulled the trigger.

While private money isn't highly regulated at the federal level, there are subtle nuances to be aware of in each state that may trigger your loan becoming a security and then the SEC would have regulations to consider.

I understand that I must get a confirmation (or concurrence) from lender that I'll be transferring my personally owned property to an LLC so that it won't trigger a due-on-sale clause when the transferability happen.

I'm not really locked into a market yet.

We looked at their property and it seems like a good deal - $332k for a 2BR penthouse with private pool and ability to lock off, free shuttle to ziggy’s with free beach access too. 

Ok, so if the LLC is doing the purchasing and you are not transferring (triggers a due on sale clause in most non-commercial loans) then you should be OK.Regarding the name vs LLC.

@Max Filho have you pulled the trigger yet?

I think the answer is no, that you would have to take it in 2023, which would lock your losses in as "passive" and carried forward into 2024.

However, there is also a realistic possibility that waiting can trigger another factor that works against you.