Make sure you have cash flow, $200 a month is usually what is needed to break even over time (in my area), roofs, ac, and other big ticket items only need replaced every 15-20 years, but you need to build a cusion for it.

@Marcus Jackson House has potential, but looking at recent SOLD comps in the neighborhood the average sold price a square is sitting at a round $96 ($96 x 1278 square feet = $123,000 ARV). 

I never really thought that it would be a anything more than something that I could escape to when the stress was at overflow and to get away for my week vacation once a year.

I am from California and have a couple of properties here but am finding it's really tough to find anything this time 'round that will cash flow.

Maybe take them off this round, but add them back on in later rounds.  

Next question is the down payment.Can I get away with 3.5% or 5% down?

It's not a lot of money but at the same time I don't want to just chalk it up to lesson learned and let the guy get away with stiffing me.

Believe me, you don't hear about it from the owners during escrow, you hear about it from the tenants after escrow has closed.I do think @Deanna McCormick has the most prudent advice here: book a plane ticket.  

Are you trying to get a personal loan in your LLC name, that will prove to be quite difficult.Should have no problem getting a commercial loan using your LLC.If you're trying to get a retail fanny/freddy loan then putting it in your LLC, you may get away with it, but it's not technically allowed.

Which is close to round enough, in turn, that it makes me think the lender just documented $10m/yr and stopped documenting additional income at that point because it would serve no purpose.