Now with the sellers items out of the house, it's looking more like a complete Teardown...This is an excellent example of a staged home verses an  unstaged home.  

Should I establish an LLC and close in it at this stage of my investing journey?

The combination of lower interest rates, accelerated amortization, and the income potential from renting out spaces within your property can set the stage for remarkable wealth generation.And for those taking the plunge into first time homeownership or those implementing the buy-one-house-per-year strategy with primary residence financing, remember that strategic moves today can lay the foundation for a robust and dynamic real estate portfolio tomorrow.Here's to unlocking the full potential of your real estate ventures - may they be as rewarding as the strategies you employ!  

Anything other than that at that stage will not work.

Check out some ideas for staging bedrooms. 

Your ARV on something like that would have a much larger appreciation plus higher potential rents.If you purchased in the next 6 months it would put you in the early stages on the local market analysis. 

They ha no problem with me arranging someone else to do the repair. 

This situation is why I don't like the rent by room model and wouldn't use it myself, but some people are very successful at running harmonious co-living arrangements. 

I arrange financing nationwide.

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.