@Kory SantaellaIf these have mortgages you don't need them in an LLC.A LLC can also give you a false sense of security.You may be subject to due on sale clause on your low interest rate loans.

Very high interest rates, Easy times to find deals with conventional loans and hard times and recently the housing bubble / crash.  

Love the time in the market piece because you'll hear so many people who have never bought investment real estate ask why "you're buying when rates are so high" etc. 

With higher interest rates, it becomes more difficult.

I can only think of reasons not to: capital gains tax, loan interest rate less than the property’s cash flow, risk… The only way I could make it work would be to identify a buyer I know will default.

I see a lot of marginal deals (12-18% project IRR) being marketed by less experienced syndicators and I am worried that their passive investors will likely lose money as cap rates start to decompress (and cap rates will decompress - it's just a matter of time).

What interest rate range do you typically offer? 

The rates and home prices make it very difficult to not have negative cash flow.

One thing to take into consideration is.. if you buy the property with an LLC your interest rates will be higher. 

Once we determine the rental value, we aim for a monthly payment to the seller at approximately 50% of the market rate.