People are usually adverse to meet up right away but will do a brief call on the phone typically.

Wanting to understand all potential risks, I see one such risk that the government lower the amount they are willing to cover for rent (or even end the program).Given the knowledgeable forum members as BP, I'm curious to hear others' experience around the longevity of the Section 8 program--have you experienced any adverse government actions with regard to your Section 8 rentals?

But adversely, I don't want to spend $20+k on a full blown remodel/modernization.

The only thing to be wary of especially with traditional bank financing is that most of these loans carry a prepayment penalty which could adversely affect your returns

For 32 units this can grow big and effect adversely.

I am trying to identify the advantages and disadvantages between the two and I am not adverse to spending more money upfront to form a solid foundation.

If they are in the actual rental properties, the LLC doesn't do a whole lot for you unless you were going to set up separate ones for each property, as an adverse judgement would go against the property anyway.

If you are risk adverse real estate, (especially out of state) is not for you.

And it's why so many don't take the first steps (they're risk adverse). 

Louis area experienced handling adverse possession affidavits