I have about the same $$ in each, and both seem to be performing about the same as well.

I am in a similar position and did some research then contacted my RE attorney.What I heard was that you can perform a quit claim deed and transfer the property and insurance into an LLC.The challenge is with the lender, typically lenders to a conventional loan will not allow transfer to LLC but you may want to call and ask.If they approve get it in writing so you have a legal document.If you try to perform this without informing the lender, they may call the loan.This will typically happen when they are confirming that you have insurance on the property.If they see the insurer as XYZ LLC, red flags will go off.

Also know I have about $5000-$7000 available on CC if absolutely needed.NPN 1st positionDQ over 10 years with matching DQ taxes (found on county website)Home Value $39,900 / Note $60,900 / Price $600DQ Taxes $23,000 as of 2015I seriously doubt a 10 year DQ note can made to perform again with the same homeowner.

And 15% is generally high unless they are performing extra services.

You wouldn't want to perform an appendectomy before you went to medical school. take your time, do it right.

I'm currently attempting to automate and systematize everything so I can manage and track marketing performance easily. 

The investment sponsor often-times will work with a third-party valuation company to perform the valuation for the entire private investment.If the valuation is not provided, the IRA custodian may be forced to resign from your IRA or that particular investment, which means you would need to transfer it to another self-directed IRA to avoid taxes and possibly penalties.

These niches mentioned have solid historical records of performance and good future prospects due to various demographic trends.  

The only advantage would be the Option Fee and the consistent income regardless of performance and not being responsible for maintenance costs.I think that you will have better luck finding motivated home owners who need some quick cash and will sign a lease with option to buy at a low enough price to put you in the middle.

. :)@C Bumby Yes I have a formal PM agreement and just as you anticipated, below is what's in the agreement:"(a) Manager shall exercise due care in the performance of its duties hereunder.