My father has invested in real estate since he was 16 and I grew up helping him occasionally on his properties.  

Occasionally, you'll find a very good contractor that is not too expensive. 

I had been traveling to San Antonio occasionally for work, and by referral met an agent there.

The neighbors mentioned they were occasionally spraying the outside steps as the bugs were just spilling out.I'm the kind of newbie investor that gets really excited about the potential for a property - I literally spent hours at a time in my first rental planning out the rehab and envisioning what I was going to do to the property to make it look great - exposing brick, reconfiguring upstairs layout, enhancing outdoor space, etc.

He also commented that he smoked occasionally outside.

Occasionally, thank your customers to be a part of your life or send them catalog to show your latest collection.

Here are the details of my first offer and what is was based on:5 Units (all rented) = 1,9951 House 2/1 (rented) = 650 7 RV Hookups @ 350 (3 rented) = 1400Expenses = 14,400 Asking: 249,000Declared Gross Income: 55,200OFFER 1 (Based on above)-Owner FinancedPrice: 240,000Down: 20%(48,000)Interest: 8%Terms: 10 year balloon on 30 amortizationReturns: Cash on Cash= 28% Cash Flow= 1153Reality5 Units (all rented) = 1,9951 House 2/1 (rented) = 650 7 RV Hookups @ 230 (3 rented) = 690Expenses = 14,400 Asking: 249,000Actual Declared 2014 Gross Income: 37,364Actual Declared 204 Expenses: 34,367Given this information the expenses are obviously bloated, the utilizes are not meter separated (where 50% of the expenses come from) and the rents are below market so my question is what should my next offer look like?

There are professional stagers in the DMV because it's a lot of furniture to deal with for an occasional stager, if the property is empty or the current furniture is all wrong.

What I like about students and rent payment is that they typically need to stay for the year...whereas I've had occasional issues with young professionals needing to leave early or on one occasion skipping town without paying rent.  

If you do occasionally pay for LLC expenses out of your personal account, make sure it's accounted for correctly with your bookkeeper.