An LLC does make sense to protect assets, but will cost some money to set up as you cannot close in an LLC with a VA loan - it would have to be transferred post close.

It's really tough finding a reliable and honest contractor who does quality work.

Overall, my primary goal is to create the opportunity to get into another home at minimal cost while keeping my parents in the current home, so I'm leaning toward transferring/selling the current property to them.

But they are working hard to try and make the permits non-transferable.

Hey Laura,Not sure if you are still looking to partner with a trusted title company in Central PA but we have used Capstone Land Transfer for 100+ transactions and loved the experience.  

Build a reliable team on the ground, plan occasional visits, and trust your general contractor to handle the day-to-day.

Here are title cost numbers from my last deal in Lake Oswego ($625k sales price):Title agent fee: $1100Owner's title policy: $1425Recording fee: $350MERS: $25There may be transfer taxes depending on what county the property is in, as well.Chris

Either with cancelling and transfers, or anything in general.

This was done to protect senior citizens on fixed incomes from being forced to sell their homes due to unaffordable property tax increases.Since the passing of this amendment, all properties in Michigan have two property tax values associated with them:State Equalized Value (SEV): supposedly equal to 50% of the market value of a property, not based on recent sales price.Taxable Value: the SEV annually capped as long as there is not a transfer of ownership.City Assessors are charged with determining how much property values have changed each year.

I’m leaning towards the Fannie Mae route but have no idea the process to transfer it to your LLC later.