Or should I just get the LLC formed under WA state where I live?

Not sure about Georgia, but in Washington we have a revised code that addresses this.

Hello from Seattle, WA.

https://www.epa.gov/newsreleases/biden-harris-administration...

Check out Westport WA.

Years ago in Oregon and Washington.. we did not need money all you had to do is give an EM  NOTE ..

I am in Madison, but set up a search in Sheboygan and Port Washington as we have some family in that area who thought could keep an eye on things and the entry prices are less (in Dane County the median MLS 4-unit sale this year is $603k with 31 sales and for Sheboygan Co. this year only saw 4 sales of 4-units noted, but a median price of $252k . 

You do not need a license (like a brokers license) to manage your own properties.However, check your town to make sure you don't need a business license.In Tacoma, WA, as an example, even if you have a property manager, the owners themselves also need to have a Tacoma business license.If you hire a property manager, they will need a brokers license to manage other people's properties.Good luck!

This streamlines operations, reduces administrative burdens, and retains liability protection.

Seller Financing Terms - 10% Down, 5.5% Interest Only Loan w/ a 5 Year Ballon Payment.How did you add value to the deal?