My attorney stated; “As with a trust, Lenders do not exercise the "due on transfer/sale" clause when real property is transferred to the same individuals in an official capacity i.e. when the LLC members are the same names as the names on the house sale.”

With $20k in savings and an additional $4k monthly saving rate, I'm navigating my next steps carefully, especially since I value starting with a substantial equity position in any deal.Here are the options I'm contemplating:Invest in a Low Entry Property: With my capacity for a 20% down payment, I'm considering properties in the $100k-$120k range.

Depends on their skills and capacity.

Out-of-State Investing: Investing locally has a number of advantages, such as knowledge with the market, simplicity of property administration, and the capacity for active involvement in your investments.

@George RedHowey test is the best way to determine if it is a security and thus either need to file with security or do an exemption like a 506cIt’s basically 4 parts:An investment of moneyIn a common enterpriseWith the expectation of profitTo be derived from the efforts of othershttps://www.investopedia.com/terms/h/howey-test.aspSo in a jv is one person finds the asset and one renovated it or both are acting in some capacity and making decisions - then you could consider a jv, but if one is a money partner and that’s it then the profit is due to the efforts of others Not an attorney

That generally pushes you into a minimum 3500lb capacity elevator.

It would be logistically impossible for us to act in any other capacity.

But to get an idea of whether it will cash flow, I use the 1% rule in a secondary capacity. 

But struggling to fund the operation beyond our current capacity.

Exempt in Miami-Dade are single-family homes, duplexes, and buildings with a capacity of 10 or fewer occupants that are 2,000 square feet or less."