I'm under contract to purchase an improved lot.

But I recommend joining an apartment association and having access to their forms/leases/documents/educational tools. 

But do they offer a benefit to accessing equity to be used to buy other properties?  

Currently, working with PM to gain access to three of the properties for a walkthrough. 

Then we headed out of state for a week for spring break with out kids...Next thing we know a friend who was putting the finishing touches on the basement tells us that he can’t access the property and the door is “stuck”.

I imagine that you aren't going to self manage being out of state, but holding in an LLC name might still have the same advantage in terms of making you less accessible. 

Sub 100k properties are a different chapter all together; my theory is that a property value (which is comprised from land and improvements) for a total of 100k implies negative land value, because a 1000 sf structure has some intrinsic value that can not go below 100k as long as it is functional.

First, our direct involvement in the local real estate community helps us identify well-located properties that we think we can improve through better management, new capital or better marketing.

Advantage here is I don't have to pursue outside investors and speed of cash access. 

I'm testing out www.getprivynow.com in my home market, but I have access to Dallas as well and it's showing 150 active properties in the Dallas area, with investor comps that fetched 70% ARV or better.