@Jason Khoury I purchased my current residence, a duplex, from a local non-profit about 5 years ago.

I purchased the property from the Shelby County Land bank. 

Consumer reports even has a report about how they're better than all the $300+ toilets.

Tenants should pay  utilities - they're consuming those and landlords should 'inspect' what they expect on a quarterly basis and that includes verifying that utilities are current.  

I'd also like to try to purchase with a land trust or my LLC. 

Google NMLS consumer access website.

I would, If in this position, take the equity in the form of a HELOC and purchase a cash flowing asset that would not only pay for itself but pay for the cost of the money while putting cash into my bank account each month. 

Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

With this being your first purchase, you may want to consider a property that's not being sold at auction. 

Understand Realtor (Agent) Fees- In Germany, real estate agent (Makler) fees are typically paid by the buyer and can range from 3-7% of the property purchase price, plus 19% VAT.- These fees are due at closing and are part of the overall transaction costs.6.