I am exclusively dealing with Section 8 and military tenants.

These are areas that the land is still relatively cheap and the growth is obvious.  

My out-of-state clients love it here because there are still deals that are positive cash flowing, meet the 1% rule and has tons of appreciation.

However, I have seen just a single deal in that same time, where a subject to could have benefited the seller.

How about a management company to handle all these for liability purposes.If we decide to go with a series LLC structure for our real estate investing, where should our management company (to deal with tenants, manage rent, deals with expenses, etc) will fall into?

I would not do any seller financing or lease to own deals as you don't want to end up with that home all beat up in five years on a default.Sell to cover your investment and if you can squeeze out a little more- great. 

Let PM and accountants deal with all the work…..  

Marketing, management, deal underwriting are all very different. 

I like the ability to easily invest in new construction deals throughout the country where teams are already set up in place and they are able to coach me through the strategy of how to accomplish my goals. 

Hello, I am new to real estate investing and I have a tentative verbal deal on a pre-market lake property that I would eventually like to make my retirement home (10 years or so).