I am going with what works for tenants - Zelle, checks, and wire transfer. 

In my research, it seems that transferring that they should probably be held in separate LLC's. 

I have found a lot of the construction knowledge transfers directly into my agent business.

The lender could not enforce a due on sale clause because a transfer to a spouse is one of the federal exemptions to enforcement of such clauses.Regarding a potential divorce, you could enter into a post-nuptial agreement as to this specific property.As to your last question, you could either modify the HELOC, refinance it and obtain a larger loan, or get a third mortgage.

“Strong” is Fannies internal classification and that matters as in those markets, 80% LTV for acquisitions is possible and interest only terms can potentially be upto 180 months.

I am prospecting in MD and the settlement costs just for transfer and recording fees seem very high.Thank you for sharing your expertise.

I went on to work not only in escrow with my sister, but in the Title company, Originated and processed Mortgage Loans, worked as a Foreclosure Specialist, been a private transaction coordinator and finally now I work as VP of Acquisitions for an international firm, and privately as a trustee and private investor.

Based on that you have two completely different approaches, if it is a former it really comes down simply to income you and your partners have and a 25% down payment (assuming you are not going to live there) for a conventional agency loan (FNMA/Freddie) and you will have to put it in your names as no mortgage banker will finance an LLC/LP (there are ways to get around it after you buy it in your name and transfer into an LLC without triggering a due on sale clause but that is a different conversation).If you are talking about a multifamily loan, you can get a down payment for as low as 15% for certain product types (like FHA multifamily) but you would need a loan amount of about $2 million for most lenders.

I found out Zelle has limits on how much you can transfer.

Also don't forget that if there are security deposits held by the seller, those should transfer to you at closing.Good luck!