They are wondering if he can transfer the house to their names prior to the transition in order to avoid this (and are there time limits?).

Couple that with the new proposed limitation on IRA investments coming down the line, we need to make sure we capitalize our markets responsibly.

Right now I am buying to 6-10 units deal.It would be hard to help with the limited info.

This is typically what a lender will voluntarily set a limit because of costs/profits. 

Although all my properties are outside of city limits so I don't pay city tax only county.

With that specific loan product, you can get the work completed prior to moving in, and with $40k left on your loan limit you'd probably be able to fix the majority of those issues.I completely get taking on a rehab from the get-go may be a little bit intimidating, but one of my other favorite sayings is "let discomfort be your compass" - the more difficult the challenge is the faster you'll grow.  

Limited-Partnership?

There has to be a world where there are more options out there for the consumer/buyer to choose the level of service they want (full service, limited service, and self-service) and effectively get back part of the buyer agent commissions as a form of a refund -- or just have more leverage in the transaction because they aren't represented.Thoughts?

Seller finance is also a potential possibility, I'm just trying to not limit myself to these alternatives if possible. 

Most cash out limits are 75% anyway.