However, I agree that it looks like the math will definitely not work to pay of my HELOC and have anything extra..

Should we sell them for full market value to the LLC or should we just sell them for the price of the debts plus a little extra so the financing from the LLC isn't unmanageable.please help me save my mom, this is her only retirement plan, she's 56 and although quite spunky and very handy, she's not the spring chicken she used to be and I'm maxed out trying to find a way forward for her.

The set up cost for you to go with a broker would be no extra cost to you- the investor that borrows the money would pay the set up fee.

They also increased my line of credit by another $40k due to extra equity within the property that I can now use to acquire more units.

I always have a number of books and podcasts I am learning from, and I have detailed goals and plans for growing my portfolio and business.

If you do not have a set of specs and scope of work  with a contract than how do you know what is included and what the contractor may later claim is a change order or extra? 

The wholesaler has been a bit vague on details.

@Bruce Lynn - Definitely seems like it makes the most sense for someone with a legal background or private equity.I actually believe that all businesses are similar in the fact if you are building them to scale even just a little bit they always hit a wall...this just seems like niche that needs more attention to detail and would be best for someone with a specific background in liens especially here in Chicago where we know it gets super complicated.

thanks for the considerate replyI can tell I'm really over my head so I've sent you more details for a deeper dive

Yes, try to avoid burning/using your money from your savings account unless it's you have extra savings to spare.