Also I wanted to use a incorporating service 1. incorporating company 2. legal zoom to handle the structure of the entity.

At the same time however, when the agreement of sale is written, from the start, I am incorporating "Andrew Mazzenga, Or Assigned" into the contract. so doesn't that imply (from a legal standpoint that i "intended" to never hold the property in my own name or with my own money from the start?

I was just concerned about people being able to easily access the articals of incorporation through the county probate office and see how the LLC is set up and that I will be the only member.My thinking was that if it is recorded in a different county than where I live and do business, then it would be a little harder for someone to research and see the AOI of the LLC.I do not intend to do any illegal activity or be a part of any shady business practices.

I believe it's in our standard state real estate contract addendum.Here's what I found online about how this works in general:http://info.legalzoom.com/incorporating-addendum-contract-23653.htmlThough that doesn't really help much...

They require a one page questionnaire signed by the applicant, which we’ve incorporated into our application process.

All that said, I vote for 12-13% cap on a small C multi, which would incorporate the cost of professional management/leasing (whether used or not), at least $350/unit/year of capital reserves, turn maintenance expressed as a function of the vacancy rate and average tenancy (i.e. $600 per turn, which if assumed to occur every 18 mths, then turn cost averages $400/yr), and other repairs/maint at 5%/yr.

I would incorporate it into the lease. 

My business cc doesn't show up on my personal credit report.If your going to be purchasing properties with your LLC you will still have to personally guarantee the loan but it will not show up on your personal credit report.If you have really good credit you may also be able to set up a business line of credit with a local bank as long as you sign a personal guarantee.Your bank is going to want your tax ID as well as your "Article of incorporation" and your "Operating Agreement" for you LLC before they will loan money to you.

So are you incorporated at all and do you keep your properties or flip them.

Can someone please explain why it is better to form an LLC rather than Incorporating when starting a real estate investing business?