I've been doing a ton of research, like I am sure every beginner has, about real estate investing and one of the key decisions that has me hesitant to buy my first property is whether or not I need to incorporate an LLC first or buy a property in my own name.  

We only have one partnership agreement for the state of our primary LLC incorporation (Utah).

(although you can lower the tax bill with smart dividend usage).Insurance can replace the protection of a corporation to a limited extent, but you should sit down with a California attorney to discuss those issues (you can incorporate yourself)Starting an LLC isn't that difficult but it all depends on your risk tolerance.

My strategy is to buy and hold, but I am also looking to start incorporating some flips as well to generate capital.

Trying to find a company that will put my company logo on it.

If you don't have a logo sign then just use "for sale by owner". 

Property tax bills for the last 2 years IRS Tax returns and addendums for the last 2 years (as relatedto the property only) Articles of Incorporation Good Standing Letter from the Department of Revenue Any licenses in the name of Sathyam Enterprises Rent roll for the property for the last 2 years Security deposit register Payroll records Each different lease type Written property policies such as pets and parking Information on all rent concessions List of any uncompleted maintenance requests Maintenance and capital improvement history for past 3 years Litigation history on the property for the past 5 years Any operation manuals for the property Title policy Site plan Architectural plans Environmental Reports Any mold inspection reports Any lead-based paint inspection reports Any fire system reports or citations

Things to be careful of:Be very careful of online directories.Many are just lead generation sites and sell your name and information to brokersLarge application fees or upfront money that is requested prior to issuing a term sheet and only accepting checks without the ability to accept credit cardsAnyone that uses gmail, aol or any non-corporate emailCheck that they have a working website with a phone number and addressSomeone that says they are a direct lender but:Asks you to fill out an application without a logo or contact informationAsks you to fill out different forms with very similar informationNeeds an excessive amount of time to get back to you orTypically these are signs you are working with a broker or non - lender 

My flipping business primarily does assignments and wraps, but am incorporating lease options and seller financing in our deal structure options. 

For a corporation, this is the Articles of Incorporation, for an LLC, these are the Operating Agreement.