I would recommend talking with several LLC facilitators to compare pricing and service offerings to the companies you have mentioned.

Especially as an OOS investor, investing in comparable RE assets I need to account for these reserves and I don't buy turnkey or uninhabitable buildings so it's a middle of the road option that works for me and prevents me from getting bogged down in analysis paralysis.

Unfortunately the transfer tax in PA is quite high compared to other states.

Purchase price for a comparable is 1.5mil-1.9mil, one currently for sale actually.

Also, I am looking for the best ways to find comparables on sold multifamily apartments nearby.

I always encourage "kicking the tires" comparing options and "Apple to Apples". 

Compare that to the 3 flat I own where I have 250 equity in it and the tenants pay the mortgage and taxes and I net $2000 a month.

The capitals gains hit would be around $38,000 but I feel like that is the smaller number compared to reinvesting now via 1031 and paying these super inflated prices only to be in the hole later.I am contemplating selling and holding for a few years or possibly using the sale to pay of my primary homes mortgage which would save me $135,000 in interest.

Are they really in comparable shape to those that are renting for 925? 

@Tyler Stone if you can't find someone to hang your license with, I would not view the time you spent on the salesperson courses as a waste/mistake.I often recommend to new investors that they consider sitting through all the pre-license courses (even if they don't ultimately take the exam) as they're a great education and introduction to real estate, and very affordable compared to the information gained.I also tell them that since literally anyone can become a real estate agent, the class (especially an in-person class) can have some... colorful characters🤣Even if you never become an active agent, it's a very good set of introductory knowledge about real estate, and it's also very helpful to know when dealing with agents in the future - as you almost certainly will at some point.