Setup costs vary: Tier 1 (online services like LegalZoom) costs $50–$300 plus state fees (~$99 in Ohio), Tier 2 (with an attorney) costs $500–$1,500 for tailored structuring, and Tier 3 (with a specialized attorney and CPA) starts at $2,500 for complex setups.LLC will not save any taxes and would still be reported in your personal taxes if LLC is SMLLC.

I am not against owning real estate through LLC's,  LP's or other structures.

How is the fee structure?

Proactively managing tenants greatly reduces evictions and other problems.Finding a Good Property ManagerGood property managers are rare, so finding one requires a structured process:Define Your NeedsList required services based on property type and location.

There is a % fee for withdrawing and/or closing, but that fee is capped at $250, so overall the fee structure seems reasonable to me.I'm not sure if I'm allowed to post the company's name here, so DM me and I can give you the name.

I'm surprised they were able to do a 1031 under this structure.

Additionally, the repeated price reductions might signal broader investor hesitation, hidden repair needs, or structural issues.

I’m looking for a structure that would at least allow me to break even, or create capital through something like the BRRRR method to use for future deals.

Lease Options: Structure a lease option for the property you're flipping, allowing you to control the property while securing financing through the lease payments.By combining these strategies, you can create a unique financing plan tailored to your specific project and financial situation.

You could use an LLC or even a land trust to structure this.