I have helped a few different clients build homes and then sell them or build to rent/keep them and it can be a really fun and exciting process if done correctly!

You could have the seller add you to title before the sale (you'd want an airtight contract), and then fund just the rehab in cash, sell the property and split the proceeds with the seller upon sale/exit. 

I was considering selling a property using a land contract or contract for deed.

but if you're not in such a position, you're not.I thought about house hacking, but where we are does not seem like my wife would want to move again and then we would have to sell. 

These loans also carry higher interest rates and lower leverage and can have expensive release clauses if you want to sell one of the properties from the portfolio.

Free class, then 3 day seminar that costs $1500 but because you are attending the free class and if you pay in the next 30 min it will cost you only $300 with a free guest, and at the 3 day seminar when everyone is super pumped they sell the course for $40k.I was exactly like @Andrea Kendall, I didn't have the money to invest in the course and today I'm so grateful I didn't do it because now I know that is the way they got rich, LOL!

From an rehab and sell investor point of view we just can't compete with these buyers.

The first statement "he sold it with no capital gains" is a bit worrying, do you mean he used section 121 exclusion for the capital gains he incurred selling a primary residence? 

This is when I knew I would want to sell.

One LLC is for a standalone real estate brokerage for representing buying/selling clients, another is the management company, and a third is an umbrella or holding LLC that will hold all of my personally owned properties (also in LLC's), so that I can account for them all in one place.