If said guru also has a relationship with an LLC creation company that over-charges by thousands of dollars, then it’s obvious why they tell you that you need one!   

I just acquired one from a PM where they were charging a tenant a resident benefit package and a building protection plan.  

My cleaners take a video after every turn, my team goes in to check everything is good after cleaning and record salt and PH level logs and I have a licensed plumber who is in charge of maintaining plumbing, water heater, and boiler system with logs.

A genuine question here for you, who are you working with right now and how much are they charging you in fee?

Now I’ve been running up my credit cards to finish my rehab since I don’t have my money.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

Wonder what they charge developers to access their capital resources.   

Leaving the area for the sake of real estate investing isn't in the cards for us.

It's almost like they tack on a few hundred dollars to the order and forget to charge sales tax

I would never form an entity with them when I can do it online with a firm that charges a fraction of what they charge).