Title is the concept of rights associated with owning property, and the deed is a document evidencing transfer of title.

I've already invested in a duplex in NJ (I'm renting it to two families and managing it) and a single family in MI (living in it).

It had never occurred to me that one could be self-sustaining through one's own resources, mainly because I had never made an effort to understand money management, retirement, or finances in general.An MMM blog post led me to BiggerPockets, a forum where the members, sophisticated investors, referred to their properties as "doors."

I use Ziprent property management to find new tenants.

Document EVERYTHING... every conversation, every contact, every document from the remediation company etc etc etc.Then I would send him a certified letter that states all necessary precautions, accommodations and solutions were done.

Take a look at some trade accounts and a line at the Big Blue and Big Orange if you are going to self manage.  

You're looking for increased cash flow, so managing more doors and/or strategically utilizing leverage can make a certain sense there...but as you mention financing costs aren't as rosy as they were 2-3 years ago. 

For extra formality, put it on a nice document with your letterhead.Re: Non-Binding Letter of Intent to Purchase Real Property Located at [Property Address]Dear [Recipient's Name]:This non-binding Letter of Intent ("LOI") is submitted by [Your Name] (the "Buyer") to [Recipient's Name] (the "Seller") with the intention of setting forth certain preliminary terms and conditions for the proposed acquisition of the real property located at [Property Address], inclusive of all improvements, appurtenances, and fixtures thereon (the "Property").Purchase PriceThe Buyer hereby proposes to purchase the Property for a total consideration of $[Amount] (the "Purchase Price"), which shall be subject to adjustment based on the results of the due diligence investigations and final negotiations.Earnest Money DepositContingent upon the execution of a definitive Purchase and Sale Agreement (the "PSA"), the Buyer shall deposit earnest money in the amount of $[Amount] (the "Earnest Money") into an escrow account designated by the mutual agreement of the parties.

I'm structured and want to pursue something in real estate or money management.

Pretty sure your mortgage loan documents if you got a primary loan might have rules against deeding your property into an LLC.