The purpose of an LLC is to create a legal barrier between your assets and its assets.  

I noticed you purposely never mention their name.

Some people find their sense of purpose in terrorizing others.

One contractor wants to charge $10K just to dig up a 4 foot section for "exploratory purposes" before he can quote the full job.I've spent 3 months researching and trying to find a path forward with no luck. 

This should only be done if you've already done all of your due diligence and the sole purpose of your personal visit is to validate that what you've been told about the property and the area is in fact  accurate.

Great call to action for those who are passionate and have a definite purpose.

We only lend to entities because we only lend on commercial properties for business purposes, even for single family residential properties, but the criteria for qualifying for one of our loans is much easier (incredibly easier) than going through any bank; especially a portfolio lender.Although, if you qualify for the bank financing, it is, without a doubt, cheaper.

This is not legal advice and for general informational purposes only.

I was really concerned about managing my own property in the beginning because the last PMC (DASA) really put me off even contacting my tenants - I believe it was done purposely and purely so their pockets could be lined with my cash. 

For me that might mean I make $700 a month (call it $800 for tax purposes) working only with the 40-60% of my athletes whom I enjoy working with the most and $800 a month in positive cash flow. ~10 hours a week could sustain my coaching workload and another 10-20 hours a week working in the realm of real estate as a Realtor/Investor (leveraging the 80% rule of course) would free up enough time to train and sleep as much as I'd need.