A disaster cleaning company came out and stripped the basement to the studs and tore the floors and some sheet rock off main level.

Landlordlocks ROCK.

Fayetteville held up reasonably well except for the areas that a prone to flooding like the area around some Rock Fish Creek.

One concern I'm having is the band of homeless that's taken over the corner a couple feet away, I know they can be transient (my family has been in The City for almost 100 years), could be a deal breaker if Mayor Breed continues encouraging homelessness as previous mayors have done.Originally posted by @Amit M.

My idea was to create a Manager-managed LLC for each, with Operating Agreement showing me as 99% owner and son as 1% owner and then take a note (either HELO or 1st Mtg) on Rental B and pay off Rental A [because my Mtg Broker in Rental B state is great].I want my son to take 100% ownership of both properties if I die, but essentially be powerless for now (until his contributions of time/effort or money start kicking in). 

Make sure they are rock solid in every way, rented, then repeat.....or steal the million and piss it away on drugs and hookers.

I would have skipped the rock wall, water feature, combo W/D and trimmed the counter on the peninsula.  

I don't want to discourage anyone, but we aren't particularly close to the inventory being at replacement cost in my opinion which is why you continue to see so many apartment investors chasing the B and C class inventory.I am sure there are deals if you find a distressed lot etc. but the juice wasn't worth the squeeze. 

Like @John Hovanec I like to stay in a 30 min radius from home (just outside of Rock Hill, SC), but I know I need to start buying in the Columbia market.

Don't get emotionally involved, just rip the band-aid off and get him out ASAP.