I just transferred my homes from my personal name to my LLC.

For you analysis, you need to figure out how the utilities are split, what you pay, if you are able to transfer costs to tenants, and how much of the mortgage pmt goes to principal. 

IE a little thingee that will light up on their dash that says a payment is due and if the payment is not made the car is disabled.. and of course GPS tracking so they can take the car back.. the other risk I have seen personally is you get a bad dealer and he sells the cars pockets the money and never pays you the lein holder or transfer title t the new car owner.. that is right out of FARGO.. but I new a new car dealer back in the 80s that did just this same thing.. he was a new Chrysler dealer..

It works best with motivated sellers, it's almost like I'm handing them a bag of cash and their problem is solved and they can move on with their life.  

All,  One of my tenants broke her hand while walking on the icy driveway. 

I think you would be wise to locate a well versed fannie mae direct lender and talk through the logistics of who is on title and how the title of your side gets transferred to avoid any seasoning on the refinance.  

Now I was looking through some of my hand picked properties yesterday, and saw a beautiful 1920's colonial that needs professional restoration, at a great price, where I think a flip is the best way to go.

I suspect if $700k actually worked to transfer this property free and clear it would have been done already.

That would hands down be your best option.Taxes shouldn't be crazy high. 

Do I just go transfer the property into the non-profit name?