I figured rather than being upset at my cost I would transfer the decision making process entirely to my tenants.

There are a couple of things to think about:-Technically, if you have a loan in your name, the lender doesn't want it to be transferred into the LLC.

@Andreas Mirza @Bobby Sharma All kidding aside, investors don't realize that some of the small suburbs surrounding Chicago have building and transfer restrictions that would make Chicago blush.

You will probably pay transfer taxes to do this though. 

Has anyone found a way to transfer property bought with 1031 money and in LLC's name into a family members personal name without paying capital gains tax or what's the best way to go about this that works out for both parties?

The name 'due on sale' is misleading, it is usually a 'due on any kind of transfer of interest clause'.

How have you handled the transfer of all deposits/payments received and the remaining payments received after closing on those future bookings?  

I also know plenty of RE agents who continue to buy off market properties at a bargain and they have not experienced any legal issues. 3) Business structure - keep under my building LLC (taxed as S-corp) or start new, then transfer properties that I keep to my holdings company. 4) Overall concept feedback?

We went with the higher 4.5% rate BECAUSE we were able to negotiate (1) no personal guarantee and (2) one time allowable deed transfer without enforcing acceleration clause.  

Assign me the contract if you want but I am not paying to put you in title.When I sell and say "buyers pays all closing costs", I mean they pay all cost for the transfer from me to them.