It might be a risky investment though what do you think?

I can change the deeds for I think $35-$40 each, but was wondering if instead, I could just transfer my company/LLC to somebody via Will.

I think that says something. 

Most professionals will recommend a separate LLC for every $1 million in assets but I don't think that's necessary.

@Chris Lyman as someone who lives in and invest in Buffalo, I think it is a great place.

On the other hand, BRRRRs will cash flow slightly.I personally think that the farm purchase is more of an emotional decision for me and I am leaning towards not going forward so I can invest in BRRRRs which helps me achieve my goals more quickly. 

As I don't have large down payment, I am thinking to start building a portfolio with finding off market deals that have equity and do bit rehab/renovate and later get refinanace to pay off HML with a traditional lender/DSCR loan. please share any thoughts on my plan and any lending resources.

I hope to learn quickly and over time provide value to them in return through future deals.I'm of course open to recommendations, referrals, criticisms, and advice. 

I was telling one of my investor clients today if I see a preapproval letter from either of them, I always think there is a better chance of getting the deal to closing. 

That I would like to stay away from if it’s possible  I think 80-85% is going to be hard to find, especially with the low price points.