The simple solution would be to work with a trusted and competent local agent to assist you in submitting offers.

They just cant be owned in an LLC, but a trust is okay..

As your portfolio expands into the area, I’d be glad to be a local resource for you.I have a solid team in place and a network of trusted vendors, which allows us to move quickly and keep properties well-maintained and occupied with qualified tenants.Would love to connect and learn more about the types of properties you're adding to the portfolio and see how I can help support that growth.Let me know a good time to hop on a quick call. 

Considering bringing in an investor group on a small, low-risk rehab — not because I need the capital, but to test the model and build a working relationship for future, larger deals.Would you do it just to:Set expectations earlyProve performance with outside capitalBuild trust before scaling?

You can do a Delaware Statutory Trust as a Reg D 506c offering or a 506b.

Outside of that I still want to hit that number by late 30's I've been trying to figure out how to buy a cash flowing business with little to no money down I've had thoughts of using my heloc to then use on an sba loan to buy a business and I've also thought about taking out a life insurance policy to then put inside of a trust along with the home and borrow against the trust but I was advised not to do that from a Financial Advisor since the rates would be too high and it would take longer to build the wealth.

As you may know, the last few years have been very productive for the firm, and your trust and confidence in us has made that possible.

In both scenarios, you want to trust who you leave your child or your assets with.  

That's an ENOURMOUS amount of trust to put in a stranger. 

In other words, if your exit strategy would be to sell, then I would not buy the property unless you can get it for a price where you would have the option of at a minimum recouping your cost.I know today's market can be difficult but trust your numbers.