I’ve even asked the insurance company and they are unable to go higher.

I've already admitted I'm not a CPA, nor would I even claim to understand everything I've been told about taxes, since some of the information is contradictory.

You need to talk with your attorney and tax advisor to determine the best structure for you and your goals.One big positive in LLCs, even though the cost to finance is much higher (more down and higher interest rates), when you get commercial loans, they will no longer be on your credit report.  

(No kids, excessive debt, responsibilities that come with age, etc.)By the time you reach 21 onward your experience level will be that of a budding pro when others may not even have begun which would be incredible for you and would carry a lot of momentum.My biggest advice in the wholesaling world would be find someone who is doing it and doing it well, ask them to bring you on for free or very minimal pay and absorb all of the knowledge in return for time and effort.

We started out years ago with color coordination for each house and even with an Excel spreadsheet keeping track of what colors went where, it was a nightmare and a big mistake. 

If you decide to do that it is much easier to get the HELOC on you personal house than an investment property, another reason to set it up even if you don't "need" the cash.

Most of the cash-on-cash returns I'm seeing when calculating even modest management fees and repair/reserve stowaways seem to be consistently in the 4-6% range for COC, and that's assuming no big surprise expenses that affect cashflow. 3b) Even 50 miles outside of Atlanta like Dawsonville, Cumming, Matt areas are expensive for a modest home in areas that have room to grow and don't suffer from being a food desert (you know what areas of the city and metro area I'm talking about).

Look at lower ARV properties 200k and below and you'll probably find some that can work as a flip or a BRRRR even with current interest rates.I also would recommend meeting with a lender and describing your goals. 

Not sure if that's possible or what they would even be. 

It can even be in Nevada?