The mom thing, come to think of it, is the icing on the cake.

This is probably what I would do to have your cake and (to some degree) eat it.- Sell the bay property. @320k (which still seems so low to me!)

Seller financing should be icing on the cake or possibly a way to get the deal done if you can't qualify for a conventional loan but it should not mask a deal that doesn't make sense.If you want to calculate the value of you buying with seller financing you can calculate the Present Value (PV) of your deal based on the concept of time value of money being that money paid over time in the future is worth less than money paid now.

Additionally, my brother agreed to manage it - icing on the cake!

But these guys absolutely took the cake.

The primary goal is strong cash flow, appreciation is just the icing on the cake as far as I'm concerned.

I'm much more comfortable with the process and the first 10 houses would be a piece a cake.

I listen to BP and NLP (no limits) podcasts (esp. 90 Days: Do or Die series) and I also attended an REI convention in Anaheim awhile ago.

Thats a piece of cake for an agent .  

You betcha, that LLC thing could be used as "icing on the [lender's] cake," with cake in this case being legal actions taken against you.