If I house hack, budget expands due to financing upsides with an fha or new 5% option with Fannie Mae.

It is a very specific area but it can work well.

On the other hand, if you have a lower budget, let’s say $100-$150k.

Quote from @Dany Jarjoura: Computer algorithms are decent for analyzing an entire market, but they are not accurate for a specific home.

I don't know the specifics of where the line in the sand is for you regarding the benefit but I live in a high cost of living area.

I understand the inherent difficulties and I appreciate the warnings some of you may offer, but I am specifically looking for anecdotal takes on past deals and attempted deals.

But, as a disclaimer, this is general info and not meant as specific advice, etc.

Giving specific real estate assistance generally requires a license.

Your closing costs usually include Title insurance, possibly lenders title insurance if your HML requires it, you'll pay their points/origination fee, prorated interest for the month possibly appraisal fees or other fees your specific HML require and sometimes the appraisal is paid out of pocket ahead of time. 

But at this point do not want to get too much ahead of myself.So, basically, keeping my current situation in mind, how to form an LLC, any specific type (cost effectively) and move my property into that LLC and eventually all my finances too.