While I would agree that parts of our system are used to keep people down (why is it a Freddie Mac SBA or commercial loan is non-recourse, but primary resident aren't), transferring into an LLC creates many issues, as outlined above.I wish you the best though. 

I have investigated both paths and have settled on the HELOC for now (for many of the same reasons you have outlined). 

Anything else is subject to a city ordinance.You need to research what utilities are and how far they need to be moved to deliver service to your location.

A paid off property is not subject to market downturns or recessions like a leveraged property.

The other, does not allow for that even if the contract is cancelled for up to a specific period that is outlined in the contract.

It usually will say subject to those repairs, as opposed to denied.

The lender then gets the property, usually in beat-up condition, and subject to all existing liens and lawsuits.

Depending on the market, even use language leaving habitual damage being subject to eviction.

The seller is onboard for subject to.

Self-directed IRAIf you are self-employed with no w-2 employees, you can set up a Solo 401k & rollover funds from a non-Roth IRA as a tax-free direct rollover and then invest in real estate.A Solo 401k has several advantages as compared to a Self-Directed IRA including the following which specifically apply to your situation:Unlike a Self-directed IRA, you can have the account for the Solo 401k at a bank or brokerage that does not charge maintenance fees and where you will have checkbook control.Unlike a Self-directed IRA, if you use leverage (which must be non-recourse financing in either case) to acquire real estate with your Solo 401k the income will not be subject to Unrelated Debt Finance Income taxGeneral Considerations Re Investing Retirement Funds in Real Estate:1.