The property is in the City of Walnut Creek, but our address is technically in unincorporated Contra Costa County, so all of my permitting and inspections are being done through Contra Costa County. 

Blankets loans are great since you can save money on the loans by lower the closing cost as well.

I’m coming with a budget of about 1-2m (including financing) I have contractors that can do all the work for me at a bit over cost (or at cost as partnerships).

Costa Rica for example is nearly impossible to get banks to lend so most buyers have to pay cash.  

I was tempted to allow it at their cost as long as I could verify and approve the company doing the work.

But in the end sellers will probably still pay buyers agents just at a reduced cost. A

Most of my clients stop in Douglasville, Carrollton and Villa Rica.

Of course the common thought is that there is two closing so it most cost a fortune but the reality is it MUCH cheaper then the 3 month seasoning products and usually cheaper then the 6 month products in terms of upfront costs with usually a better long term rate.  

Plus for every 25 or 30 units you can hire an employee for the same cost as the property manager who will follow the policies and procedures that you trust because they made you successful.I'm a big believer in self managing.

Keep the equity low and the property count below 4 properties or (equity below $100k total across all properties) (goal is to hold the least amount of equity and the least amount of asset properties in each llc) the trust seems to allow the movement to a new llc with more behind the curtain off record transfer and least cost as your not selling or officially transferring the property to an llc.