You have a Series LLC in Texas which will be as efficient in every respect to sepearte entities and would be easier to manage, provide accounting for and simplify moving a property from one aspect of your business to another without having to do title filings....in other words life would be much easier.Next, there is extreme, over the top paranoia with investors about liability.

Multiply the risk of doing a residential deal by 10 with respect to commercial properties.

When he showed me that property I could have just contacted the seller myself but I respected him and his need to make a reasonable profit.

Joel Owens,While I have your attention, I'd like to clarify a couple of things with respect to commercial lending.

I look forward to growing my knowledge through everyone's respective expertises.

Since it is to a company I would then argue the commercial nature of the lease without respect to the property type (ask your attorney).If that is the case your LLC can then be responsible for PITI as well as maintenance.

The value of an option is set based on the price set to buy with respect to the value of the asset over the time of the option.

In the end, the SSA for your respective state ought to be considered the final authority.  

I have a nice investment that I can manage, it is cash flowing now and I expect to get a respectable ROI in the mid-future.

It would get you into something respectable if your talking about a lower down payment.