BUT, if I could potentially get the seller to buy down my interest rate in closing, that could increase my ROI to just over 11% and increase monthly cashflow by ~$45.Thoughts?

Unless you own the house cash, in addition to the advice you've received, you can't just transfer a house from personal to an LLC without risking the option of the loan being called since the LLC does not have two years of tax returns.For new investors without cash to buy, LLCs are about the biggest cause of analysis paralysis out there.

However, since we don't have any experience in rentals, we don't know if we should buy a single home and get it rented out or buy a multiplex.

I've done my analysis and found a deal that I really like, that has seller financing that balloons in approx 2 years.....cash flow is pretty attractive, but the down payment is around $300k, and I was looking to put d...

I have 3 ( 1 condo +2 townhome) rental and one primary home (single family ) all in San Diego and for my rental portfolio of buying with my own money i am done.

If the intent is to flip it, there are two ways people buy houses 1. with borrowed money 2. with their own cash.

So if I were in your shoes I would want to be really confident in the exit strategy. 1) confirm rent estimates 2) confirm ARV and the demand in that area to buy a house like that in the price range 3) are there banks willing to refinance at the LTV you want with the seasoning period you have. 40k for a house of that size that needs that work would be the cost of materials alone where we live in WI, so verify your estimates.

This is one reason I like buying HUD HECMs.

Sell, pocket $200k in equity, appreciation since they bought it, bank 25% for a new deposit in a year once they repair credit, buy two new second hand cars because they need them, pay off credit card debt, put a little extra to the side for increased rent payments for next 12 months, and reorganize to buy in 12-18 months... now they see the light, a chance to move forward, to not stress, and they're lucky the market increased so much... but if they struggle to keep it, struggle to make payments, then 10 months realize they need to sell, would they have as much equity, maybe, maybe not..  

I want to buy a 300k property and i have over 300k cash and a company with 7 figures revenue, but cant get a loan anywhere near FHA rates.