(I BRRRR'd it)My point is: niche down to specific neighborhoods, figure out good prices for those neighborhoods, tell everyone you know that you are interested in buying, and pull the trigger when you find deal that makes financial sense. 

Great market here and when your ready to pull the trigger if the property needs any work done.I have a guy!!!

Which type of contract/closing what be the best to make sure my name is on the title without triggering the due on sale?

They still seem to be the best thing going, but there are certain properties that trigger higher rates. 

I have triggered the due on sale clause probably 150-200 times and I've never had a loan called due. that doesn't mean it's not a risk, but it's a risk I'm ok with on most deals.

They more then likely already called 311 which will trigger and automatic visit from the city so what you don't want to happen is the tenants let them inside. 

I am new to investing and getting my team/process in place - I have not yet found a deal that as a new investor I am willing to pull the trigger on due to thin margins.

.- Knowing that putting the house into an LLC may trigger a "Due on sale" clause on my lenders end I would like to not take that risk.

For us starting out in this competitive market, we are concentrating on building solid relationships with local brokers and building relationships with future investors so when the right deal that meets our criteria shows up we can pull the trigger and get the deal closed.   

This has made it easier to insert additional housing into single-family neighborhoods in which high-density projects can trigger planning battles.