Considate a 2nd time, incorporate, transfer the profits to the business.

The bank was, and still is extraordinarily slow to lend, and we're having to change our strategy a bit to incorporate flips into our model while we wait for the properties to season a little more.Metrics look like this :~$440k in via equity investment + a minor amount of rental income$110k debt (Resulting in debtservice of $750/mo)For a total of $550k invested.ARV between 3 properties of $850k - So a net equity of $300k or so.Monthly rental revenues of $11,000Costs are $1000/mo in insurance$1000/mo in property taxes$1500/mo saved back for maint/repairs - Actual expense last year was around $700/mo due to the fact we try to fix everything that might need repaired in the next 5 years, so far it's worked quite well$500/mo for vacancies (Actual vacancy rate was 3.8% last year based on total of damages + lost rental days).$750/mo in debt service ($285 or so goes towards principal curtailment)For a grand total of $6,250 in monthly cashflow or 16.6% return based on the $450k cash invested.

The last renter did not maintain the yard like it needed to be so I am looking for advice on how to incorporate the requirement of you must own a working riding mower or pay an additional maintenance fee for the yard.  

Some states will require that you register your business in that state even if you incorporated it in a different state. 

Lastly, peruse through Cedar Home catalogs for ideas you can incorporate into yours!

. - I have read before that you can incorporate your LLC in a state where you DO NOT live.

Incorporates the old elements with the new and provides some shade.

As I've done before, I'm hoping to incorporate your questions into my blog here on BiggerPockets.

Find a deal and negotiate terms that allows you to incorporate your student loans into the property while still maintaining a positive cash flow every month.

Just google "AIA-G703 template", and you will find plenty of excel spreadsheets that you can modify with your company and project information and incorporate into your contract as an exhibit or addendum.