Nice property in Texas and the entry is 12k.

Our partner Archie Raglin identified this property through a trusted local network.

Pensacola is a great market for investing and the number of properties available right now is up so there are actually some on market properties with potential. 

I've personally done just about every rehab scenario, properties I've lived in, properties bought as investments and even properties bought at auction.You've gotten good advice from folks on this list.

The IRS doesn't care which of you is on title.

Why hasn't your property manager already answered this question?

I’m 30 years old, 10 month old son, juggling taking care of the family, property of 21 acres, an old farm house, work, and real estate.

For several reasons (property taxes, politics), I would prefer to begin real estate investing somewhere other than locally. 

Would a cash out refi be under commercial terms since the property(s) are under LLC?

While it might feel like an extra charge to tenants, these packages often provide value that indirectly benefits the property owner as well—like reduced maintenance calls or ensuring the property is better protected.In my experience managing a large portfolio of properties, these fees are becoming more common due to the thin margins in property management.