I don't know about the St Louis market but I am familiar with the SE Michigan market.  

No, the land is not a view lot. 5644 SE Flavel Drive. 3BR- 3024 sq ft.Here is the YouTube video of it on fire in 2013!

So save for legal fees if you are a pro se whiz small landlord.

Peter brings up key aspect of duty to defend, too, which is a real factor to consider (and while I like an LLC for a paid for property, it does not provide that key advantage in the risk management formula, I am not getting into due on sale or pro se issues here)..

I'm in SE CT, but New Haven or Middletown are not out of the question.

I think the issue is not the gain per se, but the correct withholding to take to avoid penalties later.

If I call Roto Rooter to unclog a drain and am charged $100 or my PM has a staff plumber who does it for $50, both ways use a third party per SE, to facilitate the repair.  

Phone Number(s)?E

There's nothing wrong with it per se, but I think it's probably the hardest way to break into real estate. 

Either that or asking for a lower price as a result of the inspection.http://www.zillow.com/homedetails/2901-14th-St-SE-Auburn-WA-98092/49055358_zpid/