I'm not a talky person to start with, and also a relative newbie to RE investing.

Lets talk! I

But, unfortunately, just like you have experienced with any Buyers you have ever worked with, talk is cheap and they probably run the math - out of state Buyer looking to purchase a ~$100-$200K house probably is a ~$5K commission pre-broker.

If this is your only concern, this can generally be accomplished through a good insurance policy.However, an asset protection talk I attended last year (that was focused on California law, so you will need to check to see how this applies in Michigan) pointed out that if you are sued personally (say you are in a car accident) having property in an LLC can protect it from being seized as damages.From a federal tax perspective, there are no real differences between having rental property in an LLC or owning it individually.

I mean we walk to walk they talk to talk :-) I don't care what others think

Hotel talk is just silly.

As long as I am able to walk and talk, I won’t be hiring a PM.

So any one who wants to meet informally to talk I would be glad to do that. 

The talk is different from state to state and even more complicated when you get the Feds involved.

We should talk. I