Monthly costs: $62 taxes, $38 insurance, $185 HOAExpected cash flow after raising rent in April: $300/mo.I want to pull the trigger, but I don't know much about townhomes, so I'm in uncharted territory! 

Transferring to an LLC can and has triggered the Due on Sale Clause, the remedy for this is to transfer the property back. 

So that means you'll need to be under contract (easier said than done) by the beginning of June or late May (always a hot time for the real estate market), which means you'll need to start shopping in April and be ready to pull the trigger in May. 

Even the one that it was just one of those strange things that got patched along they way is possible, but doesn't that thing look extremely deliberate?

I have been to county sale, tax liens, auctions in few states, brought /sold couple SFR in this decade so far, but really interested in getting into multi FM or better cash flow ones now.may be I am doing too much research and not pulling the trigger..

I do as much research as I can and pull the trigger.  

I am trying to avoid paralysis by analysis, and want to pull the trigger on my first investment!

@Kalen JordanIn most markets values have increased so rapidly in the last 5 years its triggered return requirements.

And it's going to be extremely hard to find good labor for that kind of role. when I used to door knock starting out, I would have to hit at least 50 doors just to get a lead.

A good handful of students live off campus and the properties are extremely cheap.