Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

And I'm trying to explain to him the hypocritical nature of his advice, and how out of touch it comes off.

But if you end up hating it, you've got the budget available to extract yourself from that situation and hire someone else to do it. 

To address the long-standing question and mythical answers of "can I quit claim into an LLC" the answer is yes, BUTUnless the previous borrower requests a release of liability, the servicer must process the following exempt transactions without reviewing or approving the terms of the transfer:a limited liability company (LLC), provided thatthe mortgage loan was purchased or securitized by Fannie Mae on or after June 1, 2016, andthe LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).The servicer must notify the borrower that a property transferred to an LLC must be transferred back to a natural person prior to any subsequent refinance application in order to meet Fannie Mae’s Selling Guide underwriting requirements.Here is where this can be found under Fannie's Guidelines:  https://servicing-guide.fanniemae.com/THE-SERVICING-GUIDE/Part-D-Providing-Solutions-to-a-Borrower/Subpart-D1-Assisting-the-Borrower-with-Property-Related/Chapter-D1-4-Transfers-of-Ownership/Section-D1-4-1-Information-Relating-to-Transfers-of-Owner/D1-4-1-02-Allowable-Exemptions-Due-to-the-Type-of-Transfer/1041300841/D1-4-1-02-Allowable-Exemptions-Due-to-the-Type-of-Transfer-09-09-2020.htm?

This is already happening across the US and its going to naturally hurt certain areas ultimately dropping home values. 

At the price point you're looking at the purchase schedule becomes more prolonged naturally with acceptance of the LOI, and then the back and forths of inspection finance and other contingencies. 

Now, when someone who is trying to sell me something says “no problem” when others are definitely having a problem I’m naturally skeptical.

But if you don't, you've got a built-in budget to extract yourself, so you can hire someone else to do so while you focus on scaling your business.  10% is the industry standard. 

I'm perceptive enough to be sure of my assessment of them.By my nature I'm (reasonably?)

Think there's a lot of banking on appreciation over income which is fine if that's your strategy but if you have solid/increasing rent for a few years, the value of your home will appreciate naturally as that means your cash on cash/cap rate is probably improving as well.