A capitalist corporate society is not predicated on bail outs, but it's predicated on Fiscal Conservatives who will survive and thrive via bankruptcy, mergers, and buyouts, not "bail outs". 

Just off of the top of my head in Jacksonville FL I had to get my real estate sales person license first and then my brokers license, corporate license through the state, local business license, set up the LLC, get a office, get MLS, liability and E and O insurance, set up multiple bank accounts, marketing, etc. 

Keep in contact with your local attorney so your corporation does not expire.

I purposely used the word "artificially" because very few Americans realize 30 year fixed rate mortgages would not exist in a free market. 

If you are running your real estate investing as a business you may have some corporation fees and accountant fees.

Need advice on the best way to transfer the home from their name to our business/corporation name that's beneficial to both parties. 

Should I use a S-Corp or not? 

@Seth Tandett because you are looking for a commercial developer you are dealing with a much smaller subset of people, and most commercial developments are run by corporations not individuals so you'll have a tougher time getting your foot in the door. 

AAPL- American Association of private lenders,  Real estate investor groups, national REIA, google, note conventions.

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