Currently conventional rates are in the 4.0% to 6.0% range with 1-2 pts origination fee.I see more loans to LLCs than individuals on investment property primarily as a way to limit personal liability exposure.

I think I would like to be in a larger club for more exposure.

Might be a good way to get some exposure to real estate market, without being tied down to a specific area.

Some people may find to much "exposure" here.

If it's a short sale the listing broker could be LOW-BALL listing it to drive in multiple offers to a much higher price.Then they submit all to the bank and go with one.If you list them at full market you won't get much action.Usually after the bank does the BPO the bank will reject the highest and best and counter them unless the offer is close to market.All I am saying is if it is a short sale don't get your hopes up.Even if it's an REO it will go probably much higher than list.Usually the asset manager will give the listing exposure for 7 to 14 days and see what comes in for the offers.For offers they will look at cash,contingencies,time to close,type of financing if any,amount down,etc.Hope it helps.........

My first exposure to real estate investing came when I became an accidental landlord.

Instead of looking at number of properties per LLC, I would instead think of your exposure in terms of equity per LLC.You can have 100 properties in one LLC that are all leveraged 100% with zero exposure for you.

You should work with your insurance agent to determine your liability exposure.

I have also been hoping for exposure through word of mouth.

To sell your property fast and for top dollars, the best way (by far) is to get exposure through the MLS.