I called the guarantor who helped find a mutually acceptable solution.

I use a company called M-Power Solutions.

By all means outline your top 10 "must have" features, then go out and try out the different solutions to find out what works best for you. 

As pointed out by @Frank Chin an LLC for your personal residence will not offer you much protection.Scott Smith of Royal Legal Solutions has some great free resources that explain LLCs and asset protection strategies for real estate. 

Unfortunately I haven't been able to find that solution. 

Innovative Closing Solutions.  

Think about the problem your solving then come up with a solution to the problem, maybe a guide the first three things to do when you inherit a property or something, make it free and embed your ad into that page.

If you in a single market, it is very easy.A few possible solutions,1). 

This solution can only work if the seller is motivated to get rid of the place and is willing to do whatever it takes.

Ah theres the solution, never enter the 1099misc in the first place.