@Andrew Slezak I recommend you first articulate precisely the liability events or concern which are pushing you to transfer the property to an LLC.

Despite having generous incomes, some of them are utterly irresponsible with the property and leave a disaster behind when they move. 

And even if the tenants chooses to stay in your property for 2yrs, the damage they may cause will eat away all of your cash flow and leave you potentially upside down.

I'm more concerned on if it's going to be a good deal or not.

A property manager’s expertise in handling maintenance issues, dealing with tenant concerns, ensuring legal compliance, and keeping vacancy rates low can make a huge difference in the financial performance and sustainability of a property.

I promise you they will respond to this by saying "Hi Victor, I don't see your name in our records, please give me a call so we can address your concerns" It's all for show.

You have three choices...transfer the property and keep the loan in tact hoping they won't trigger due on sale, refinance into a loan that allows it, or simply leave things as they are. 

My only concern is searching for the rent to value "1% rule". 

My goal is to continue to acquire more cash flowing rentals to eventually leave my day job and just self manage the rental properties. 

So on numerous occasions, I have expressed my concerns about staying within my budget.Now on top of this, the property manager let the pipes freeze and they leaked and the boiler also cracked which I was told to file an insurance claim.