I am only looking at lenders that have a legit website, legit contact person, legit corporation and that can provide information up front...to start.  

We have some big corporate wholesalers who are pretty "bleh" but it seems like every few weeks a guru class lets out and I get inundated with deals that would be bad for everyone except *maybe* the wholesaler.

The customer always thinks they're right and they're used to dealing with customer service reps from large corporations like Amazon etc. and don't always understand the perspective of the host as an actual person. 

At first it sounds like typical, corny corporate-speak: PM business is relationships, not transactional.

  - In addition to cold calling and mailing directly to owners, I have also engaged with parking operators at the corporate and regional director level in order to generate leads. 

Every state has a state corporations portal where you can set up an LLC in five minutes on your own for like $100, but also what @Nathan Gesner said: why are you setting up an LLC now?

Very kind.I think it's like most of my experiences in corporate.... do your due diligence!

This is not a "real estate rental income" activity as defined by the IRS, so whether you are a REP or not, you can take this benefit.All of this is separate from a QOZ Investment, which would require you to first recognize a capital gain from another source (say a stock sale), invest that gain, hold it in a Corporate or Partnership structure (likely partnership), meeting the substantial improvement qualifications of being a QOZB, and then yes, you get to avoid the depreciation recapture at the end of the 10 year hold period, at least for the portion of your investment attributable to the original gain that you invested in the project. 

The bipartisan Corporate Transparency Act, enacted in 2021 to curb illicit finance, requires many companies doing business in the United States to report information about the individuals who ultimately own or control them.

But, in the event you really are persuaded that it is important to separate each asset, ensure that whoever is managing the books/monies on the LLCs are doing it 100% correctly as even a small mistake can allow would-be litigants to pierce the corporate veil and render all of it in vein anyway.