I often find that people end up saving far less than they think when they go the DIY route.

Maybe a little low - however since we are building and I know the quality of materials we are using I have a good handle on how long they will last/cost to replace etc.If they are new builds I think most of what you would put there depends on the quality of materials used, quality of construction and the types of things that will start to wear out first based on your weather etc.Roofing, siding/windows, water heaters, appliances, exterior paint, etc are what I would foresee needing attention and the largest expenditures as time moves on (and for those of us in hail prone areas  - the random damaging hail storm)If I follow the new construction route for an extended period of time I'd plan on selling around the 10-15 year mark so I avoid the maintenance issues that will likely start popping up around then.We will use SmartSiding which has a 50 yr warranty, Smart trim and if my partner can get a hookup on some discount or odd lot Class IV impact resistant shingles we'll be using those on the roof.  

@James Wise  I think that's the route I'm going to go.

., but I get to the point where I ask if it may not be the best route for someone with a small chunk of capital they simply want to invest into their own retirement.As an example, I am curious if it is important to know ALL the laws from ALL the states?

Go that route, and If the bank doesn't come after you, the tax consequences are the same as a short sale, only it will be a larger deficit.

You have two options here:1) You can do everything you mentioned on your own, or2) you can work with a turnkey property provider that will help you with every step of the process, including the market research (comparing one market to another), running a detailed cash flow analysis, and providing the tenant and property manager all "under one roof".I used to do rehabs back in 2004 but quickly decided to go the turnkey route as I was able to cover more ground and reduce my risk and exposure.

If someone will accept what you did, that's the route to take, otherwise, make it a good lesson. :)

So I have decided to go back down the route of personally owning the property and am tossing around the idea of having my LLC "manage" the property like others have mentioned.

You're wasting your time if you're trying to go the bank route on such a small loan refi.The bottom line is there are fixed costs associated with every transaction.

There are other ways to acquire title (buy a mortgage and foreclose; tax sale, probate, etc.) however it's a lot of work to go the indirect route, if even available here.Your person will probably show up.