But they limit you to 4 properties at a time, which does not work for me.

I understand I could give the local realtor a limited power of attorney ??...

However, I do not know whether this will be attractive to investors and I do not know whether to set it up a a limited corporation or a partnership.

Meaning - I'm going to form the LLC for liability protection but wonder if I need to then transfer that property into the LLC ??

Doing a lease purchase increases my liability because I am obligated to purchase the property at the end of the term but on a lease with the option to buy gives me the rights to purchase the property at the end of the term with the option to walk away.As an investor I want to avoid liability at all costs or at least reduce my amount of liability.If you do the lease option correctly you will earn money right away, a positive monthly cash flow and future income.

This limits you to investors, Realtors, and a few others.

A simple philosophy: if it puts cash into my pocket every month then it's an asset, if it takes cash out of my pocket every month then it's a liability.

Buying put options could limit the risk to some extents while achieving much of the same results.

I was looking at the upstate New York Region of Orange County (Newburgh) because prices are within limits for me.

They are a nice "bucket" to put your income and expense numbers into and a good way to limit your liability personally.