It's a lot more comfortable being an investor that incorporates all aspects of investing in real estate, in the context of “time”, but I guess that is what makes the top 1%.

A builder may not know all of the overlapping aspects that affect the build and design - setbacks and buffers for example.

This makes sense if the PM does not involve the owner in any aspect of the tenant search and leasing process, including final approval and signing the lease.  

Now I was hooked on distressed properties but had decided I didn’t much like the selling aspect of it.

The disposition of SFH's in markets that fail to turn is one of the most overlooked and grueling aspects of this strategy.   10 Years ago when I first began investing I grew a 30+ SFH portfolio in a neighborhood in Northwest Philadelphia and it pains me to say I fell into category 2.

in the private remarks on MLS just say Courtesy to Brokers ??

You kind of have to separate out the asset protection aspect from the banking aspect when you think about it.

Please be gentle; I'm new at this and it's pretty complex :)Structure / Legal Details- we'd establish market value through a combination of comps from local real estate agent and an appraisal- attorney would establish all required "arms length" aspects including a mortgage at a minimum standard federal rate- LLC would pay us back based on a standard promissory note over 30 yrs Pros of selling to the LLC (I think)- A sale now would be the only time we'd be able to take advantage of the cap gains exclusion on this house bc we won't qualify for the "live there 3 of 5 years" rule due to the timing of our lease and our last time of residence. 

Just remarked it to the market. 

They apparently provide mentorship for all aspects of your business and Real Estate and Rentals is one of the areas mentioned as a potential business.