While I understand there are many ' real estate attorneys', I wanted to understand what kind of specializations should I be focused on for advice (and potentially a long-term relationship) on LLCs?

Hey Scott,Well I specialize in Owner Financing deals so I'll see what I can do to help. 

folks I know that do a lot of section 8  are not that concerned with total income  more concerned with their basic credit and if they have been evicted in the past.

Do not use a quit claim deed, use a general warranty or special warranty.

The coins (or credit cards these days) your tenants drop into the slots should more than compensate for their costs.

Fast forward 3 years... we’ve both built our credit, bought our primary residence, have two kids with a third on the way, solid middle class jobs, and some consumer debt.We were gung-ho to get going in 2019 after bonus and tax time to get a rental property finally.

Either lack of credit, poor credit, lack of landlord references, income requirements, better qualified other candidates , etc 

Hi,I am in the process of deciding a tenant whose credit score is 556.

But if you plan to self perform you will most likely need to contract an engineer that specializes in each of the disciplines.

Note that most attorneys nowadays end up specializing beyond just a "real estate" attorney.