I humbly submit I have personally done far more deals in these asset class's than scott since I have been doing it since 2002.. 

The tenant has two types of coverage: liability and personal property.

.: I'd be tempted into doing an STR (maybe with a higher down payment to ensure cashflow, just run ROI numbers) or an apartment complex - I personally wouldn't mess w/ small stuff.

I personally ALWAYS use 30 days as the time frame to close in.

I personally couldnt return to lock the garage.

I have personally invested in these types of properties in Alamance county.If you're open to STRs there's properties up and down the coast as well as lots of mountain vacation properties out West in places like Asheville, Boone, Hendersonville, Cherokee.

I had belatedly realized that FHA goes off personal credit and therefore I couldn't use the LLC for it.

I personally used business credit cards to BRRRR a deal—no money came out of my pocket.

One person works for a well known home builder. 

This is my personal opinion, which probably won't be popular.If you are worried about the cost of hiring an attorney to create a proper operating agreement for your LLC, you probably don't need an LLC, and if you choose to use an online site to create an LLC, you probably get the protection you paid for.