With big benefit potential of possibly retaining "Graduated" persons who are now highly trained, proficient employees. 

Unless it's cost-prohibitive, I'd remove it for the same reasons people have stated: 1.

Our program only requires a small 10% down payment on the purchase price and we will fund 100% of your rehab costs.

Hi Dave, welcome to the real estate worldCollin, Denton, and Grayson counties are great picks with growing demand and strong rental potential.

If not for you and you prefer the traditional route, I would explore potential "up and coming" markets such as Acworth, Cartersville, and Douglasville, where the price-to-rent ratio is a little more favorable, and growth is apparent.

The real prohibitive costs come from the legal, compliance, and reporting requirements of registering a security.

Future enhancements include the planned Silver Line rail alignment with nearby stops, as well as potential commuter bus services, pedestrian paths, and bike lanes.The development benefits from proactive rezoning by the city, transitioning the land from industrial to mixed-use urban development.

Many investors in your situation also explore seller financing or subject-to deals to minimize upfront costs, especially if they find a seller open to creative terms. 

Low cost, possibly yes, but also possibly very time consuming and that has a cost.  

You are only adding complications and costs with the LLC with no upside  This is all assuming there’s been almost zero appreciation and you shouldn’t sell tax free while you have the chance.