Should I create an LLC in one of the states I target?

There are some sub 75k deals out there that would make great buy, repair, rent and hold properties but I'd prefer to be able to preserve my own capital as much as possible to knock out quite a few deals this year and in the next several years. 

They are going to put in a certain amount of work and their own money on marketing, photos, their overhead costs (agents are independent contractors who pay their own E&O and health insurance, income taxes, MLS dues, NAR dues, continuing ed requirements, etc., etc. all out of their commissions before they get to keep any $), their time, etc. then they also have to split anything they make with their brokerage. $4k would be losing money for me but again it sounds like a lower cost of living area.   

I would find people that are lending their own capital and not "brokers".

The vanity in my own bath is a higher grade cab with thermofoil, and the doors looks great but the painted cabinets are yellowed.

I've ran the numbers, we would get it for around 35k, about 35-40k in repairs and the ARV is right around 120k depending on the current state of the market.

A married couple in their 70s that have previously owned homes for 40+ years and are now retired with no debt, no kids, and 50 years experiene as adults should not be looked at the same as a boyfriend/girlfriend in their early 20s that have never owned a home or rented together before, still paying student loans, living paycheck to paycheck, and financing that 2018 Dodge Charger in the driveway.

Doing everything on your own with limited experience and no professional support typically ends up with one of two results:1.

I was thinking of doing some creative finance: Maybe offering to take all three properties off of their hands with a lease to own, so I don't tie up all my money.

I only own 2 units thus far.