Let's say a seller is willing to take a subject to offer on their property.

Without a buyer's agent we were able to out-negotiate five other offers.

I did look at Guestys new offer - Guesty Lite and it looks pretty good at a competitive price.

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Appreciate any advise you all have to offer. 

The one's that I have spoken with normally offer free consultations but won't honor it in this case and are demanding payment up front before they can even confirm whether or not they can do it.

There may be some reasons why it's not and only a CPA, EA or Tax Attorney that understands your full picture will be able to offer good advice on that.The Mgmt company will be it's own complete and separate entity with no ownership over any of the other LLCs.You may choose to have an umbrella LLC over the LLCs that own the property, but that's not really necessary.Set up your bookkeeping for the mgmt company. 

Have you tried talking to your accountant to see if s/he offers it?

The thing I would encourage you to do here is to speak with your realtor about what lenders offer DPA or First Time Homebuyer grants. 

I thought at this point in time it might make more sense to start investing in RE projects that can offer above average returns ( 10+% p.a.) with relatively low LTV's and first lien positions.