The transferring back and forth of a single member LLC will not trigger the due on sale clause. 

Yes i have to take its a learn opportunity and take i have to take self managing into consideration.

Find a property that works and pull the trigger.

He has an "Ask Dennis" section on his site where landlords ask questions and he posts the answers, which I always find fascinating to read.Hey @Brian BohrerI understand that it's a difficult situation and one that requires careful consideration.

I will take it all into consideration.

An important consideration in whether to perform the rehab work yourself is how much time are you losing by doing the renovations yourself versus hiring it out. 

I'll definitely take this all into consideration.

Would they not take them into consideration with 6+ months of expenses?

I can also appreciate their concern especially if a considerable amount of their resources are dedicated to your properties like large multifamily as someone else mentioned.  

Valid points...I think we can accomplish the rehab for considerably less than 30k...I  plan  on handling that personally .I especially appreciate your thought on the ARV value confirmation as well...if thats not correct the whole deal is a no go.