If you can't find a property in walking distance from the beach in your price range, then you need to make sure you can get a property that has an easy route to the beach using a golf cart.

One company quoted me $1500 to set up an LLC, one told me do everything through Turbo Tax,  acquaintances who went through Legal Zoom are deferring me to this route as their LLC was not set up correctly and they are having to clean up a large mess, referred CPA's no longer with companies and many more bad/pushy sales gimmick routes that are not in line with my planI am a big referral person so I am starting here before Google or Yelp.

So I'm covered but it was a stressful few days while the lender and title insurance company went back and forth.I'm noticing more HUD Homes are being acquired in this "deed in lieu" transaction as opposed to the traditional foreclosure route. 

That’s why I’m going the online route which gives me the ability to work at my pace.

What have you guys done, and what is the best route to go about starting an LLC?

I.e, do most deals in the conventional form as an agent, while wholesaling deals that don't fit the traditional mold of finding a seller who wants to list their home and wait for top dollar etc...I should note that I am still pursuing the wholesaling route in the meantime as I acquire my license, AND I am of the mindset that @Jay Hinrichs has expressed in a multitude of posts; which is that wholesaling is inherently immoral unless you operate with complete and utter transparency in all aspects of the deal, from seller to buyer and intent to closing etc...Would love your input as well, Jay.

We were going to start renting out our cabin, but then the city started introducing lots of restrictions, so we decided against going the vacation rental route.

We have already decided to go that route too. 

Using my HML, 1yr @9.5-ish, etc, I'd need $80k...almost $100k if I were to go the traditional mortgage route, which I prefer. 

If the county route doesn't work, try listsource.com or spokeo.com.