Bad investment decisions can often have a more lasting impact on your overall objectives than a good acquisition. 

You seem like you have good intentions, but are beyond lost right now and it's not analysis paralysis, you have shiny object syndrome.

One objection that is common now a days is the first mortgage rate being low and the home owner not wanting to lose that low first mortgage rate.The other objection is they want to use the Heloc like a credit card only making a payment on the portion that they use rather than the full amount.

Remember, no system is perfect, so avoid the temptation of constantly chasing after the next shiny object.

While using a quit claim deed could be a way to move the property into the LLC, it won't bypass the lender's potential objections.

The objective- Provide the seller with incentive to move out.

If you have some availability to discuss your goals further, I'd be happy to go over some excellent investment opportunities in Georgia that might align with your objectives.

@Maria T. as others have said, preferred equity has a place and can be good or bad depending on how your structure your capital stack and your investment/investor's objectives. 

They will hold you hostage with reviews.

Basically back to square one after spending thousands on this shiny object.