i agree, i'm in the same place as you i.e if i buy a property the price can go down even 10% and it won't matter to me, that's true, but is there a downside to looking for an option that maximize the possible gain i can get?

@John Underwood, true about the cash not making money!

Contact an asset protection lawyer (It doesn't seem hard to open a single LLC by myself online but I imagine it would be difficult to get much past this without some professional help?)

. # 1 I did the same thing and got a landlord policy in place right away (without a lease and my agent knew the unit will be vacant until I do repairs); #2 If what your agent stated is true, let's say you find a tenant, in a year your tenant moves out and it takes you 2 months to fill the unit (hypothetically speaking), are you supposed to call every time your unit is vacant and switch policies? 

I say this as someone who made a title insurance claim within a month of buying my very first home.This is always true in general; in your case if you are acquiring from distressed/motivated sellers even more so.

They'll want to see your financial situation, but also look at you as a professional. 

That is so, so true!

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

@Chris Mason You are one solid professional.

I’ve posted about this many times - I prefer the too-big house method where I buy in a high-job-density area a 4-6 bedroom house with 2-3 bathrooms and I rent out spare rooms to professionals (1 person per room).