How much risk are you willing to take?

General area and property class would be needed at a minimum for anyone to offer an intelligent response. 

$132,500/unit for 2/1s in Hampton is too much IMO.   

But I agree with your initial statement that when you sell to yourself, you don't need a NEW title search or NEW title insurance. 

Quote from @Barbara Potts: Mike, thank you so much for your response!  

Quote from @Rick Ilich: Thank you very much for the quick response!

They knew this was not my ask or need.

Good to know as I have a property coming on the market and we had one off market offer already all cash but at 10% list price discount (which we most likely will reject).Curious if you think the california fires will assist the market since many of those people need places to live for years and I am guessing some will flee california?

See what down payment and reserves you need and make sure you have that in place or if not, you know what your goals are for 2025.

@Phil Petite Forming an LLC in Tennessee is recommended if your rental properties are located there, as it simplifies legal compliance, avoids the need to register as a foreign LLC, and aligns the LLC with Tennessee's laws for property management and tenant disputes.