This includes non-profits.  

If legal, is there anything specific that I need to include in the agreement other than the sale date and sale price to make it ironclad ?

And then separate bank accounts for each LLC, I believe including each series.

I do not know of a BRRRR opportunity that doesn't have a life cycle that costs less than like 22k including all out of pocket expenses and that's if your purchase is around 75k - 90k.When I am setting up a market for my clients, first thing I do is call some agents in the market. 

Debt included.

They can know sellers seeking a quiet transaction, or they might have information about off-market properties.Because off-market transactions sometimes include personal circumstances, keep in mind to approach potential sellers with professionalism and sensitivity.

For the shoe store that would include things like your utilities, rent on your store, the salaries you pay your employees, bookkeeping, advertising, insurance, and probably lots of other stuff.

Knowing that this will be an investment property in the future make sure you run your numbers conservatively and include the PMI for the FHA. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases.

You are thinking about it correctly.Of course, all strategies you choose has advantages and disadvantages, including SEO.If a strategy existed without any disadvantages no one would do anything else.The key is to analytically weigh in the disadvantages, feasibility, probability and risk when determining what to do.