You may potentially be exempt under other Virginia law, but an attorney would want to read your Articles of Organization before confirming, and would largely be based upon who has the controlling interest.B) You may be opening yourself up to premises liability by not transfering the properties into the LLC.

Bought it for $180k 5 years ago as a buy and hold.Developers are putting $400-600k homes on tear-down properties all around it.I looked at tearing down and putting a 4-plex on the lot...not allowed per code.I looked at tearing it down and doing a duplex...after all costs and penalty of interrupted cash flow...bad move.I looked at tearing down and putting two single family homes...bad cash-flow move.It just seems that with a lot so large relative to the size of the home is in such a hot/in-demand area, i should be able to get more cash flow. 

The only reason I'm looking for flipping at the moment is that it would add more to my fund that I can use to scale on my rentals faster.  

Large cash and large credit line. 

@Courtney Bass thank you, I am trying to get a better idea for both markets and where the numbers would make the most sense for me thats why I am looking in such a large area.

If you have the time to build out the software, want to pay for it and plan to scale up your rental business very quickly try one of the bigger and more expensive companies.

I'm conservative by nature and like low debt and low risk, but also realize this can limit you from scaling up.

Stairs are a large portion of labour costs.

I am torn as to whether I should go for a large company that is over saturated with agents but has an amazing training program, or go for a smaller firm with more one on one time with a BIC as opposed to a team leader.Any advice/input is appreciated!

I was largely inspired in this venture by several co-workers, at least one of whom has been massively successful.