An LLC is a good idea but if you purchase with a conventional loan or many other loan products they will require you to put the property in your name. 

I'm trying to figure out what is the proper way to get an estimated ARV after renovation of an apartment building. 

-you don’t have to pay interest on a large fixed sum of money until you find or are ready to pull the trigger on a deal-it allows you lock in some or all of the amount at a fixed rate so your protected against rising interest rates ( given the current market conditions I believe we will see a couple more increases from the Fed this year which will increase borrowing costs for any variable rate products)- See this attached article that does a good job of simplifying it https://www.investopedia.com/mortgage/heloc/fixed-rate-option/

What type loan product are you using? 

Just make sure you know what you’re signing and have all of the proper documents together.It’s not that it’s extremely complex, it’s just what you might miss because you don’t know.

We have 10+ properties in Kansas that I want to move out of our individual names into the proper entity.

I can rationalize that clients make their own beds and that I am acting ethically but if I know the odds are against them and I offer the product anyway... that's seems unethical despite being perfectly ethical.

If there is any lead I want to ask for a concession  in the sales price to offset the cost of dealing with the proper removal of any lead.Q: Is there any reason that I should not performing the testing? 

I just want to make sure that I am reporting the income on my taxes properly.

I have used Trustco more times than not an they, by far, have some of the best products in the area imo.