Am new to creative financing realm and feeling confused :-/  

And lots of great ideas there on creatively investing in real estate.

Some operate under a single LLC, others create an LLC for each property, while others incorporate and create individual LLC's or Divisions for each property within their corporation. 

I wouldn't do a creative financing deal on this one.

Is there any questions or things you have done that you wish you knew before incorporating? 

Should she become incorporated?

You can spin the potential benefits 10 different ways to the seller, but if they aren't motivated they wont have any reason to get creative with you.

I get weekly updates from Cobalt, and last week I heard the rate on investment properties was around 4.75% and seems to be trending upwards in the past month.I have a smart and creative mortgage broker that I've been working with for the past couple of years.  

I was kind of leaning going with bank financing but thought I would ask others who have possibly done creative financing and may see an opportunity that I do not.My 3 properties have all been done via banks or credit unions thus far.

We have obviously already discussed the traditional options (i.e. bank loans, FHA/HUD, our own savings), but we are currently brain storming some non-traditional and creative ways to finance the project.