My main dilemma is determining which method to start with.

@Sherwin Gonzales I follow mainly a passive stock market investment strategy, investing in index funds with a low expense ratio.

Mainly land then commercial and now residential.

The main reason to put property into an LLC is to protect it in event of a lawsuit.  

The other property purchased with leverage still allows you to participate in debt ratcheting and maximize your roi through debt.From the date of your sale you have 45 calendar days to identify your new potential replacements. 

In my short experience, the typical HML I’ve seen generally loan at 25-30% LTV with a note duration of 1-3 years, with the main benefits being a typically fast close and not having to go through a traditional lender for a Fannie/Freddie loan.

Total Insurance Estimate $ 262.50 Current rent $ 800.00 $ 9,600.00 $ 10.40       $ 21.88 Less: vacancy allowance - 10% $ 40.00 $ 480.00         Net Rental Income $ 760.00 $ 9,120.00   Property Taxes 2.5264% $ 505.28 Plus: Other Income $ - $ -         Total Income $ 760.00 $ 9,120.00 $ 9.88                 EXPENSES         Property Management $ - $ -         Repairs & Maintenance $ 100.00 $ 1,200.00         HOA $ 250.00 $ 3,000.00         Advertising & Legal         Insurance $ 167.00 $ 2,004.00 $ 2.17         Total Expenses $ 517.00 $ 6,204.00 $ 6.72                 Net Operating Income (NOI) $ 243.00 $ 2,916.00                 Less Debt Service (PI) $155.06 $ 1,860.72 $ 2.02         Less Property Taxes $ 42.11 $ -                 Net Cashflow $ 45.83 $ 1,055.28                 Operating Expense Ratio 68.0% (Total Expenses/Total Income)               MORTGAGE INFO         Total Loan Amount $ 20,000         Type of Loan Seller Financed         Term (Months) 240         Interest Rate .07         Down Payment $ 2,000 10.00%         Monthly Payment (PITI) $155.06                 Purchase Price $ 75,000         Closing costs $ 3,000         Rehab $ 7,000         Total initial investment $ 85,000                 LTV 27% Loan Amount/Purchase Price         Cap Rate 4% Annual NOI/Price         Cash-on-Cash Return 146% Annual before-tax cash flow (i.e., NOI)/Down payment    

That's why I believe that if a person has the financial means, the best option for them is to do both.1) With the direct real estate, the main advantage is that you fully control it.

Mainly looking for a commercial agent to work with to help find my client a property.

My income-to debt ratio is good and my (current) lender so money won't be a problem other than the 20% down which in my opinion is a huge problem!