But how can you transfer a property into an LLC later without triggering the due-on-sale clause?

Its extremely important when running tighter margins like what you're talking about to focus on age of HVAC, water heater, appliances, roof, etc.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.PM us if you’d like to discuss this logical approach in greater detail!

Buying hood properties with what is basically credit card debt in today’s market is so extremely high risk it borders on recklessness.

Keeping investor money safe in this environment requires extreme amounts of investigation. 

I will be going down there in a couple of days, and interested in building/developing/investing, I am a licensed Mexican Architect, I have friends living there as realtors, US investors, and US builders ready to pull the trigger. 

The other extreme is you could be your own GC and price out the various trades you need and coordinate the schedules. 

This can be extremely costly.We have a two step program has no waiting period at all and will end up being quite a bit cheaper then the 3 month waiting period on closing costs, rate and NO pre-payment penalty. 

California has extremely high home prices, Taxes and HOA's in some places.

The amount of cash-flowing deals in your market is extremely low, so when you get one you should hold on to it as long as you can so you can reap the benefits of that LA appreciation especially if the property is in a good location.