I've seen a lot of horror stories from investors that I have tried this approach. 

@Janet Hill, Just to approach your question from a less-technical perspective, my take as an investor is this:1031 is better for real estate investors like 99% of the time, whereas OZ funds are more beneficial for people selling stocks.

I would also rely on a proactive approach. 

Hi Joe,congratulations on your quickly approaching retirement from the police force (thank you for your service) and the clarity of your goals and what you want to do.

Going around talking about the opportunities you have (that are better than other options like CD’s, etc) and offering “opportunities” is a better approach.

I can't understand.My suggestion: don't approach them with an offer.

@Joe Villeneuve love that approach, I think that's what I'll do - use the initial sum for flips and any profits to buy rentals

Usually the easiest route is to purchase the property in your own name and then transfer the deed to the LLC, but there are risks with that approach as well. 

I tend to approach this with the standard personal finance rule: build a 6 month safety net.

I'm surprised no one mentioned Empire Industries - I just caught podcast episode 343 with Steve Rozenberg - I was very interested in the systems-driven approach that he describes and it sounds like the perfect thing for a PM company.They have by far the highest rating on google of any property management company I've looked at recently.