The job creation rate in the city here is 3.5% which is higher than the next closest city by a full 1%.

This is only possible for high networth individuals and institutions with the capital- and staying power to invest and last longer than 12 years.This was just a brief journey into cultures that defy wealth creation from the bottom up.

Currently I am using more leverage then I will be in 5-10 years but as I get out of the cashflow creation mode in to a preservation mode I think I will use less debt.  

The creation of the CFPB lit a lot of fires under other regulators - state and federal and the intertwining complications between retailing manufactured homes and lending on manufactured homes suddenly emerged from under the radar to being in everyone's gunsights.There are ways for small operators to still function, but not without cost, and not without complication.

Hence the creation of the HML Industry!

It depends on if you are in wealth preservation mode or wealth creation. 

I have been running a DM campaign now for about 6 months and I want to be ready for the houses that I can use owner/creative financing to purchase, but not in my own name.  My question is WHEN do I form that LLC.  Is ...

I think it has led the major metro markets in job creation for at least a year and a half.

Job creation, infrastructure advantages, environmental justice, etc.Most definitely with a collaborative TEAM, having a solid business plan, dollars that make sense and a clear vision it would all supersede concerns and set a platform to manifest this idea into a reality.I would be most interested to hear more if you happen upon others who are seriously considering this revitalization of Baltimore neighborhoods as a team effort.

Two very typical states for Entity creation is Nevada and Delaware, for the tax treatments they create.