Something like  " I noticed when reviewing the ad it was posted incorrectly  at $x and it should have been post at $y please let me know if you are still interested and will be coming to the showing on Friday. 

Every part of town has it's quirks like some parts you really need to check out the houses foundation/basement as there are heavier clay soils, some are full of meth heads, some at first blush may appear not too attractive but drive around and you'll find lots of older people still living there taking care of their yards, keeping everything up though the racists will say the houses aren't worth anything.   

If you purpose of moving into the LLC prior to selling is some idea that your tax exposure will be reduced, you are incorrect. an LLC is a pass through entity and it is not a tax shelter for your sale.

Big fear is determining the ARV incorrectly and making a bad deal.

Sorry if I stated that incorrectly.  

@Andrew ClarkYour accountant is incorrect.

I've caught wind of home equity credit/loans not being able to be used for purchasing a new Rental property, but after poking around on here a bunch, that seems incorrect. 

I guess I incorrectly assumed that investment loans wouldn't be offered at 30 year, fixed rate...

this is a tough spot to flip...I've seen a lot of investors get burned in this neighborhood on incorrect ARV's or over budget reno's...its interesting to see, though...and maybe some lessons learned on this one. 

Am I thinking about this incorrectly?