TBH these circles do speaking engagements as promotional opportunities, it’s a hand shake and “I’ll speak at yours if you speak at mine”.

I don’t want to just cut cost though I want to understand what I’m doing and be super hands on.

On one hand I don’t want to fall victim to overpriced contracts squeezing a naive owner.

The very first day that a tenant is late, a Notice of Default needs to be delivered to the tenant (you need a receipt of delivery; if you hand deliver it, place it in a sealed envelope with their name on it marked 'urgent/confidential' and take a photo of it placed on their door). 

LLCs are a legal tool, not a tax one.Transfer from personal name to LLC/Due On Sale ClauseIf one is transferring property title from personal name, a Grant/Warranty Deed would be drafted/recorded to transfer title.

On the other hand, with an appraisal near the purchase price, that should be enough in this case.

We've learned many of these similar points first hand managing MTRs at scale.

I have done it successfully on my last 2 buildouts, maybe 3, but only because I was able to acquire the properties at a very low price and I did all the work in-house (myself and some hired hands on staff).

It would/could be only 15% capital gains tax and yes you could/would deduct all selling costs including commissions and transfer taxes.

It would be wise to rectify it before transfer of title so your starting off clean and hopefully won't have any issues when you go to sell down the road.