What kind of incorporation would you consider (in GA) - LLC w/ Partnership option or would you add Land Trust component?

I need to create a new LLC for flipping anyway due to partnership changes.I plan to have an LLC (between myself, my wife, and my real estate partner) to flip houses.

Based on the traffic I am seeing coming through at the house today I will most likely be too slow on the trigger, but it was fun to consider for a while.  

Most crowdfunding investments are set up as LLCs or LPs, which are viewed by the IRS as an investment in a partnership or corporation, not in direct real estate. 

It seems like a great majority of investors fail to pull the trigger, or lack urgency to get deals done quickly.

While I move in to the commercial arena for equity I will still pursue wholesale, flip, and new construction opportunities in the markets I am in (Nashville, Birmingham, Memphis) thru partnerships and direct mail.

Is my payment of $500 per month to my parents from rental income of $600 per month a loan, partnership distribution, some other expense, or not an expense at all?

I am in a partnership with me providing the capital and my biz partner providing the management (he lives in WW).  

Regarding deeding back to the LLC- You could trigger a due on sale clause in your loan documents if the property is deeded back to the LLC.  

If anyone reading this is interested in a partnership feel free to reach out.