My issue is with the way people on BP say 'inventor friendly' agent and expect said agent to behave. 

I do have a system I have developed over 14 years in the business to know if the buyer can follow directions and how they will behave in a transaction.

I would look for a used set on craigslist and maybe look for coin-op if you don't mind going by once every couple months to collect you quarters.4) I wouldn't put a garbage disposal in a rental, its not a deal breaker for a potential tenant, it won't get you any more rent, invites tenants to put anything and everything down the drain, it's one more thing that can break, and you are correct; you should not put a disposal on a septic tank or you will be having it pumped more often 

I did have business cards and a lead capture site posted up and I am also sending out letters to folks who may be having trouble paying their property taxes -- so we are remaining active  in this hot market!

But as a Rent property investor, getting to 20% will be very beneficial but still think I want to wait and see how the market behaves.

It has been my experience that a small well behaved dog less than 20 pounds will do less damage.

However, you must be have everything in the LLC's name(title, mortgage, bank account etc) in the LLC's name or you may have created an LLC that does not provide you the protection you think you have.Umbrella Insurance provides a different type of liability insurance but it can be considered an alternative to an LLC.

@Gayle Eisner For me sniff test / intuition would be having a separate living unit would bring more if done well and functional however it's YOUR market.Not many people are going to be able to really answer this for you.My recommendation is get some data points. 

@Aaron Klatt basicly protect myself from not getting my proifits at the end, I will be having a partnership agreement drawn for sure, but like my contracting business contracts really are useless at the end of the day.

Any lender willing to behave so recklessly won't be in business long.