You want to get things set-up right on the front end.  

What is your objective?

Maximum area for build, with all set backs and regs. met is 30x36.

We now owe 105k on the house, but we aren't set on staying there long term (don't like the back yard, long commute, less than ideal school zone).

Your LLC will need to be set up by an attorney and prices vary by attorney.

Hard money lenders also don't really like to lend to owner-occupants due to compliance issues, so I guess it depends on exactly how you set up the process.

For these reasons, I obviously don't want to set up a showing.

Do you have a court date set?

I would like to buy a multifamily in the future, to house hack possibly, as soon as I fulfill my primary residence clause in my mortgage contract.Now for the questions.What would be the wisest way to set myself up as far as collecting rents, deposits, utilities?

There is one set of stairs, which is also carpeted.Home Depot and Lowe's both gave me estimates of a whopping $10,000, and a local floor guy gave me an $8,000 estimate.