Or, if you want to ditch the MA LLC altogether, you open the OH LLC, transfer the entity (talk to the lender first though) wait at least a full tax cycle because the MA LLC has to exist in order to pay taxes and effect transfers) and then shut down the MA LLC. 

Please consult a tax professional immediately because this question is really the ira status and what it does or doesn't so and how thst will effect you.

If we did a higher %, say 30%, the opposite effect would likely happen.

How do you feel about the effects of gentrifying neighborhoods?

Unless there is a some urgency or distress , there may not be a bid variance for the seller in taking less for cash offer ( number 1) as the net effect of proceeds will be similar. 

How do you feel about the effects of gentrifying neighborhoods?

The mantra of "the buyer's agent costs you nothing" is typically reiterated by realtors working as buyer's agents and it is a terrible misconstruction of how having a buyer's agent actually effects the deal.

Which is the most effective, straight-forward and safe one to go with (That you are most likely using as well)?

In order to do this effectively they are typically distressed properties or if you are fortunate an off market smoking deal.  

What's the best time/cost effective way of dealing with it?