@Roger D Jones I really appreciate the help and ideas.

If you plan on holding this property for less than 5 years, be aware of the Pre-payment penalties.

Are there any recommendations for banks that lend on small property holds in the St Louis area.Thanks

Reason for the LLC is I have 180k of equity in this home, additional 150k in retirement savings and another 60-80k in cash in my bank account and I want to make sure im protected if I rent it out and the renters sue me (im told that is a thing) - the nw home would become my new homestead2) Put a heloc on the home (im told I should be able to get about 100k on top of about 60-80k cash I have), keep it as my primary and use the money as a downpayment for flips and either payoff upon completion or put a tenant in and refinance out3) Refinance out 90-100k from my current home, mortgage payment would go up $300 per month ($3600 a year) and just use that money for flips/buy and holds or even just stick in the S&P at an average of 7-8% return so I am making 3-4% more on my money then it being in the houseI am super new to all of this, have been saving my pennies up for awhile and need to get going. 

At this point when I began seeking property for buy and hold, I learned that I have the credit score but not the 20% down.

If anyone has any ideas for me too for networking let me know.

HOA management companies seem to be increasing fees for no reason except to hold more cash without actually making improvements. 

Who stays where most often.Get a hold of an insurance agent and run those numbers.

I do buy and hold single families for cash flow and tax benefits.

(for documenting properties, drawing rehab ideas on a digital sketchbook, checking Zillow, etc.