Heh, heh, heh By deeding it back to the seller, the buyer causes all kinds of other unanticipated legal and tax problems.

From a purely financial return POV, cash is a smarter move than using debt on a lot of deals.  

That hurdle will likely be a major roadblock to really scaling your portfolio, as I don't know any successful investors that have avoided debt entirely.

Your greatest challenge is going to be running this management company without the appearance of co-mingling all of the LLCs together.Bear in mind that one of the things that you'll be doing here is converting Passive Income to Earned Income via the Mgmt Company and that will be subject to self employment tax whereas had you left everything in the property LLCs, you'd have only passive income. 

Basically trying to get the most tax benefits and protection as possible.

My tax lady said it’ll be considered a loss and not to worry about it.

I currently own 15 rentals with no debt and plan to hold paper.  

From what i have heard, taxes 2% of the sales price, insurance varies between $3-5k, and HOA also varies.

Some are saying that by adding me to the trust, we will have to pay the transfer tax (for my portion only) because I am not on title.

Insurance has gone up quite a bit, property taxes and HOA fees as well.