Sometimes you have seasons in your investing career. 

We have had a strong selling season this year and have seen quite a bit of appreciation this year in Indianapolis.

You can always assign your interest to an LLC just before you close (assuming your contract doesn't disallow it).As to whether you really need an LLC at all, that's a question you'll want to ask a few seasoned investors in your market that invest the way you plan to.Also, be sure to check out what master RE gurus like Dyches Boddiford (Assets101.com) have to say on the subject.Good luck!

Am I correct in expecting an easier "move-in season" with furnished units?

So there's always going to be that unfortunate co-mingling until the LLC is seasoned and operating on it's own cash and capital.

Would the banks like any seasoning before lending to me on this property?

If I bought the property at 1.3 million and they made me put the 20% down ali would have instant equity to refinance after whatever seasoning period of the particular lender correct?

Same rents, same values, except for the bubble, nowhere near the maintenance costs (stucco and the tile roof, A/C is the big expense) that you will see in the 4 season areas. 

I would second comments of Ben, VISIT properties, winter season is best time in states where it is snow (East/Midwestern states), I'm finding poorly managed investors, poorly managed flips or owner occupants are desperate to sell at any reasonable price.  

yes, we were hoping to have at least one vacation/short term rental as Pasadena in particular has really high short term occupancy rates and some high peak seasons.