Sadly, banks and hard money lenders are painful to work with in this model as needing to have clear title while they underwrite is not reality.

Here is the question I am trying to solve:If we quitclaim the deed of our relinquished property in Boston to our personal names to satisfy the bank and the 1031 rules... what, if any, tax implications will this have and how do we maneuver that?

As a landlord here in Binghamton, I know it's hard to find someone to respond to calls or do miscellaneous repairs in a timely manner and without breaking the bank.

As a landlord here in Binghamton, I know it’s hard to find someone to respond to calls or do miscellaneous repairs in a timely manner and without breaking the bank.

The current owners do not have a mortgage, and would sell it to me direct.Since the don't need the cash, I'm going to offer $50k down at a 3% interest at a 30yr rate, but buy them out and remortgage it with the bank at year 5.No money needs to go into it, i have a $100/mon HOA, ~$800/mon escrow.

I did this earlier in the year with a local bank who were running a special fixed rate until next year May. 

The LLC has nothing to do with this because you aren't getting a loan to a new LLC as a new investor with no track record unless you have a long-standing relationship with a local community bank or credit union.It's good that you have boots on the ground in Birmingham, but I can tell from the way you laid it out that you have done research online and made a plan based on this.

I think a Starbucks, Dunkin, Pizza or a small bank or credit union branch would really thrive in this location.

German,I can see how it might not make sense but my 18+ years in the Banking business has shown me (3) cycles of this very same market.

My rural property was bank owner, but since the PO was married when he signed the deed in lieu they needed to go back and get his ex-wife to sign off.