It doesn't have to be overly complicated, but you definitely want everything agreed upon in writing before money starts moving.Since you're planning to use hard money and some of your own funds, make sure you're clear about who's on the loan, how everyone gets repaid, and whether any partner receives a preferred return—especially if one of you is more passive.As far as taxes go, most individuals in your position keep it simple and structure the LLC as a pass-through entity (such as a partnership).

What technique do flippers who don't want to pay buyer agent commissions using to market direct to buyers?

I don't think this has to be that complicated.

While the process is possible and honestly not too complicated, the MLS does provide the primary marketing channel for your property. 

These tenants moved out to their first home.Being in property management is many things: stressful, complicated, full of moving parts and endless email inboxes.

Finally, moving it over from personal name to an LLC can cause complications with the bank.

It's still not "on income physically received" because the formula is more complex than that, but it's stretched over 5 years.Your situation is complicated by two factors:a. we do not know if this is a one-time deal or your regular business modelb. the fact that you are subdividing a larger lot can throw a wrench into your preferred tax treatmentSo really it requires a one-on-one discussion with a real estate tax expert.

Do you find they actually help cut down on the minor calls, or just complicate the conversation?

This is a complicated topic.

The trash can etc. are likely diversionary techniques which I would not entertain.