Both fix and flip and BRRR strategies can be viable options, but you will need a strong team to help you achieve your goals and preferences.

I've used CPAs in the past, and prefer to do the accounting myself.Thank you!

Notify your mortgage lender and insurance company of the transfer of ownership to update financing and insurance coverage.

Not only is it unsafe to collect over $7,500/m in cash, it also begs the question "why" each party goes to and from the bank with so much cash as a preferred option. 

(I prefer to avoid lawyers when possible)

Smith, Grantor, hereby sales and warrants unto Tom, LLC, a Limited Liability Company created and existing under and by virtue of the laws of Washington, whose principal place of business is 123 Smith Street, and Mike LLC a Limited liability Company created and existing under and by virtue of the laws of the State of Washington, whose principal address is 456 Jones Street, Seattle Washington 12345, Grabtees, as Tenants in Common.

Would I have preferred to go the permitting route?

I think turnkey rentals are a good option, but you have to be very careful with turnkey companies.

How do I find a title company that will know how to handle seller finance or subto?

Shall I open a company and do it through said company?