Hitting the cash ceiling and pushing through is a wonderful experience and I'm glad you're looking up at it now!

Thank you ahead of time!

A good agent will not push you to your limit, unless a perfect deal falls into their hands.

With Covid and New Jersey tenant laws I didn't want to push the issue since I was getting rent every month while I was fully renovation the unit I'm currently living in. 

I doubt we have much ability to push them to change the contract with our single building, but we also don't want to sign something that opens us up to legal action.Here's a snippet from one of the contracts:

Push come to shove you want to be able to get a tenant in the home as quickly as possible if you cant finish the reno and you cant do that if the whole property is torn apart.

As far as how to form an LLC and the rest of the questions you've asked here I would highly recommend getting some face time with a local real estate investor who has walked this path ahead of you and can speak from their experience, as this will be a good opportunity to "begin with the end in mind."

In my experience, both title agents and title underwriters (which collectively make up title companies) increase the bottom line by pushing through as many closings and therefore issuing more policies which equal increased premiums. 

Intuit sold off quicken in Nov of 2021 and has started pushing out Mint as their personal finance software.

I've decided that I will go ahead with this deal even with the huge run up last year.