You can later transfer the property to the LLC, but be aware it might trigger due-on-sale clauses or additional costs.

However, most tend to get very watered down with sales pitches etc.  

This defers capital gains and depreciation recapture taxes on the sale of your fourplex.After converting it into your primary residence, you may qualify for the primary residence capital gains exclusion ($250K single/$500K married), but only for appreciation after the conversion; gains from the rental period remain taxable.

This is a sale for me.

Hey no sales no books or seminars to attend. 

And when that someone else says the house, they will pay capital gains and depreciation recapture on the sale.

I flew out and met their owner Ron, sales guy Eric, and some more of their office staff.

I also don't like funds for the lack of transparency (no DCF, no rent comp, no sales comp, no sensitivity analysis etc) even if properties are already identified.

The market remains a seller's market, characterized by higher prices and faster home sales.

My foreclosure sale date is the end of March 2023 and I will not anticipate getting paid from the sale for another 5-6 months.