Not sure about Pierce County, but Thurston County has some restrictions on being able to build on lots under 5 acres; to be fair, though, my experience is limited to more rural areas.

-can't refinance the house for at least a year after purchase-usda loan requires that the home be my primary residence, that's why I need to refinanceFor starters I am in the Tacoma/Puyallup (Pierce county) area of Washington.

I've been looking within an hour or two or Seattle (most recently, exploring Kitsap and Pierce counties) for my first property.

The agony!!! 

Tacoma and other areas in Pierce county have some 1.5-2% listings on the MLS.In Everett, a technique I have utilized and have seen other use is purchasing poorly managed properties and raised rents along with the service offering from the property mgmt side.

They will not be able to take your personal assets such as your home without piercing the corporate veil or some fancy tactic.Also, not sure about TX, but in Louisiana you can go to the secretary of state website and fill out an online form and launch your LLC in about 10 mins for $75 and then you pay an annual fee and file an annual report to keep it legal. 

At recent meet-ups in King-Pierce counties, there were a number of lenders who had significant capital that were looking for projects that could meet their criteria.You can ping @Troy Fisher, @Kelsy Soderlund and @Tiffany Plovie for meeting info.

Attorneys can pierce the corporate veil if not structured correctly.

My concern with the multiple LLCs whether as regular LLCs or in the Master/Series LLC setup, is the formalities that need to be followed in order to protect all your LLCs (i.e. ensuring no one can pierce the corporate veil).

I'm a member of Capital REI, which is run by @Roger Lin, @Justin Pierce, and @John Rubino.