As a real estate investor and attorney, who already had a custom operating agreement for my business, I immediately saw the value and purchased the LLC Master Machine after the event.Also, to put the price point in perspective, I usually charge ~$2,000 for an entity organization/incorporation and the accompanying governing documents.

It is very important for syndicators to have a proven track record. 

Another nice thing is that you both get an email for your records, and there is not gray area if rent is on time or late.

My plan is that whenever I decide to buy a place myself, I'd refinance the conventional loans into commercial loans so they are off my credit records.

Now, I never really looked in public records to see if the own it but they may or may not be telling me the truth.

The PSA gets signed, You are given any documentation that is needed (seller's disclosures, rent rolls, t-12, bank records, sched C's etc, inspection is done, any re-trading due to BIG discrepancies in what your D&D found and what the seller declared to you, wait for title to be done and the financing to be complete sign the closing paperwork and get the keys. 

The added benefit of this process is that you can also have your attorney sign the public records as "Nominee Trustee" before assigning yourself as the "Trustee" once the trust has been established.

Since you are affecting the mortgage by changing the loan amount, the modification would also be recorded.

I need recommendations of a solid online bookkeeper / CPA to organize my quickbooks. 

Find a partner with experience or do some deals on your own to build up a track record.