Personally I’d do a 1031 to save $40k, I’d skip the LLC, increase the limit on my umbrella, and call it a day.

If you don't want the headache of management that is fine but will limit your options. 

Some investors like having each property in its own LLC to limit risk, like if something happens with one property, it doesn’t affect the others.That said, managing multiple LLCs can be a hassle and add costs, especially with only a few doors.

Im more a hands on learning definitely and as far as living in a unit i couldn't yet because its out of the kids school district  plus the limited space. but thats the goal, to buy a small air or inn to manage and run for work while still renting in our district and then looking to buy since we're renters again!

That’s the very simplified version but raising capital is always your biggest limiting factor so the more investors you can connect with the better. 

In case you have not noticed, our national debt is already out of control, and there're legal limits on additional borrowing.The government has a third option: print more money.

We invest in 38109 on a limited basis when a client requests properties in the area, but further north and east.

You might want to limit your visits though to avoid escalation.Short term if the smart lock is on his personal door just change it to a key if it's isn't working for him, you can always switch back later.

Don’t limit yourself geographically.  

I've been researching the topic of limited liability and the different options to achieve this.