Just look at the property on google street view, you don't need to go in person, etc. 

Thus whatever deal the person is marketing better have some strong financials and considerable equity of their own in the deal.This is just the reality of todays market place

It sounds like the title will be transferred to a land trust, and my LLC or I personally will be the land trust beneficiary.

I also know that in many cases the llc will protect my personal assets and I fully believe this is either analysis paralysis or just fear of failure. 

As that will at least help folks that you reach out to know that you are a real person, with a picture and professional bio.

I’m aware of what material participation is, i just wanted to see if anyone has personally done this and if there were any issues or pitfalls with doing it.buy a million dollar cabin, cost segregation, 200- 250k tax deduction against w-2 income and rinse and repeat?

They can walk in to a local branch with cash or personal check, or pay via ACH bank transfer online. 

I've done this with my properties because I'm well known in my small town and don't want people to know what I own.LEGAL PROTECTION: By placing your assets in an LLC, you are legally separating them from your personal assets.

Our buildings all have tub shower combos that are standard 60” length. 

I personally use my HELOC for down payments on homes and then quickly pay if off, this allows me to always have a liquid down payment source on hand.