damn, 120% that crazy im just stuck now trying to find funding for a deal im working on that would be my first seller financed deal if I cant secure funding im gonna have to trash the deal since the seller doesn't want all cash upfront.

One being that I want security in retirement and  steady flowing business when I retire from the municipal job.

They are underinsured believing that a n llc is some magic shield.If you go the llc route then sit down with the proper professionals and understand exactly what you need to do to make it a viable llc -the ongoing work it entails-and not one of the majority of slap-dashed llc’s that do nothing but give people a false sense of security and accomplishment.I do not have my buildings in an LLC.

Or do I have to officially put the P&S into escrow with title company?

It feels absolutely empowering to know that there are sooooo many like-minded individuals looking to secure their financial future in the art of real estate investing. 

I’m in the Peoria area also and have an identical background to yours, except I was with Palm Springs PD in California then moved out here to get into corporate security with CAT.

Also, whatever route you take, keep in mind: if your investors are completely passive you're offering a security and need to work with a securities attorney.Best!

Do you charge a security deposit, where do you store the funds?

We were expecting to use the security deposit to help cover some of the costs but the property manager never collected one even though the lease required it.

If you need to use your dads money to get started make it official.