My primary place to be moved two hours east and made the trip twice the length and not fun.  

You can have contingencies where you have a certain length of time to find your buyer(investor) and those clauses can protect you and get you back your earnest money depending on how you found the property.Also, proof of funds, I believe, are really only needed when you're finding deals through the MLS and you intend to use a traditional loan.

Arms length transaction, and I almost couldn't write an offer on the property.

I wouldn't have to form my own, I would think you would get all of the history associated with the LLC, such as length of existence, credit rating, name recognition, etc...

Always better being at arms length with your tenant.

You have mentioned speaking at length with the woman, have you spoken with the husband yet?

@Leo B.In a Solo 401k or IRA, the gains are tax sheltered back to the retirement plan and you must remain entirely at arms length.  

Sorry for the length of the post...not very concise for an introduction.Gary Fischer

I have seen a bunch of other people talking about using lease options and sub-2 to accomplish the same goal but I am not really interested in pre-screening tenant buyers and staying on top of the tenant buyer for the length of the option until the eventual purchase of the property.This couple teaches to file your option with the courthouse once you have a contract signed so that it "clouds" the title.

That would get me to $250/month in cash flow AND 15% Cash on Cash return.Here are the numbers as I see them:Total Due at Signing $14,850 Mortgage Rate 4.25%Length of Mortgage in years 30Monthly Mortgage payment $1,080.55 Taxes $416.67 Sewer and Water $100.00 Trash $- (Does the city pick up trash as part of your taxes?)