If you have proper insurance to cover you then why go thru the hassles of having to manage your properties and then having an additional burden for making sure your LLC is functioning legally.

I realize this is a huge departure from using a 50% rule for back of the envelope calculations but if you spend some time putting together a robust spreadsheet, you can use it over and over again.

Project manager that wears several hats, one function finding a deal in a hot market.

Use the search function my friend.

It appears my votes, colleague requests, and mentions are functioning properly.

Stoppers are functioning like they should?

Work with a legal advisor to set-up a separate legal entity to function as an investment holding co.

User-friendly, robust enough for our business (100's of doors) and detailed enough for our CPA. 

They even mentioned that the owner couldn't figure out how to make the upstairs plumbing fully functional.

Without specifics on your project here I'm going to have to go with some blanket advice -- here's what I do, and would suggest:   use a construction loan from a local bank and they'll fund something like this:- 85% of the purchase price and 100% of the rehab costs up to 75% of the appraised value of your finished product.That will mean that you'll just need to bring 15% of the purchase price of the home (plus closing costs), so that should keep you in the game AND functions nicely when it comes to refinancing because you'll already have a good idea of what 75% LTV is on the property.