I remember looking at the $60,000 bank account for the rehab at almost zero, still checks to write and still more work I had not even scheduled yet.

@Nick Rivers Check your connection requests and inbox. 

We only require a soft credit check as well. 

Because I will never go into anything that is losing intentionally it's like asking me to choose A or B: take this 50k check or write a random 50k check to a politician.

Check out this recent thread on LLC’s, it’s pretty eye-opening that of all the very experienced investors on here, with centuries of investing experience combined, the consensus was that LLC’s are not needed for most investors:  https://www.biggerpockets.com/forums/926/ Of course gurus will tell you that you need one before you even have a single property, because it makes them sound smart.

Haven't heard of them, but will check them out. 

You can also check out local Facebook pages in the markets you are looking in.

I will have to check these out!

You got some solid advice above check with your lender and get in contact with an attorney like @Bob Floss II who can help setup the OA.Assuming there is no pushback from your lender, you should be able to do a quit claim deed to retitle. 

Real estate license, background check, other?