Now, comparing a Living Trust and an LLC for commercial property:For a Living Trust, the pros include estate planning benefits and no immediate impact on property taxes.

Im not sure which areas you were looking at in Idaho, but I'm very familiar with my service areas which include the entire panhandle and I'm happy to answer any questions if you want to dig deeper.

After doing some research on the ‘director,’ Kory, he’s actually just a freelance/self-employed salesman based in Utah… I should have sniffed it out earlier in the process than I did because even in the 1stinterview, some of the early questions from the screener included how much money I make, how much I have in my bank accounts, my credit score, how much credit card debt I have, and what my credit card limits are…I was then asked if I was willing to ‘leverage my credit’ aka max out my credit cards to be successful.

The company I work for has great benefits including retirement that I don’t want to lose.

Hard money lenders, and private institution lender/businesses will only loan 70% of arv including the rehab cost, with experience. 

Also, what would you recommend including?

If you include lost rent, damages, etc., then yes, it is very expensive.

I'm exploring options and this seems like a good way for me to purchase the next deal but I'm treading lightly as using unsecure loans sounds pretty risky and of course I need to consider ALL things including their terms, market conditions, capital on hand (about 30k to invest) and my strategy which is to BRRR. 

cost me 400 bucks including buying the water heater. 

It's a fantastic strategy to pay down debt.Assemble a team of professionals, including a real estate agent, mortgage broker, and possibly a property manager.