You can use it to create a budget, set goals, track your spending, and monitor your progress toward achieving your goals.Why investors should use it: Empower can be used by real estate investors to track rental incomes.

Some states also require an annual license fee to own and operate an LLC so that could also cause a potential for increased costs there as well.I would consult with a real estate attorney to see if an LLC makes sense from a legal standpoint and advise your accountant as to your decision so the appropriate tax filings can be made. 

Where do I find someone with whom I can consult on my situation, booking a meeting and just talk?

an NDA agreement can exist between the two. or perhaps a consultant agreement so buyer do not cut the birddog guy.  

Ultimate goal is obviously to build cashflow as seamlessly as possible and pay down debts of houses as we go so husband can leave his consulting job and we can do real estate full time.

I am aware that the option  to consult with an attorney exists.

Consulting a real estate attorney can help you navigate zoning laws, property taxes, and other legalities that may affect your investment.7.

Placing properties in an LLC can offer liability protection but consult a professional first.

Im not an expert and you definitely should consult a CPA but I believe the year in which you do the cost seg you would need the participation hours, so it does sound like 2024 would be out by 2025 could be possible. 

Recommend consulting a tax advisor before moving forward with this.