Case in point, I just had a seller flat out refuse to make any repairs or offer any credit for the buyer requested items.

This may not be the case in reality, but I like to have some 'cushion' - if that's too much I can make that adjustment as well.I didn't even consider water - which looking back was dumb... ;) The listing did not include the rental income, but I did research similar properties in that area and took the median price of those with same beds/baths. 

And is there no case in which that guideline can be waived... like if the house was damaged in a fire?

That's not the case in SW Atlanta.  

I'm just curious, can anyone show me any news stories or legal cases where a landlord holding property in his own name actually lost the case in a way where LLC would have prevented the loss?

So it might not be the case in your area but if you are planning on moving with the Army any time soon, its something to be aware of, and make sure you talk to a local tax professional because even the local PM's didn't know what to do as far as that tax was concerned it wasn't until I spoke directly to the FTB that I got an answer.

I don't believe that to be the case. In

Obviously, no case in ever the same, but you can ballpark a single family or small multi-family rental property decently using the following number (keep in mind mortgage rates change by the minute, as their pinned to the 10 year treasury note):Loan Rates for multi-family homes with 25% down: 4.375%Loan Rates for single-family homes <$150K with 25% down: 4.625%Average Cap Rate: 7.79%Average Property Value Growth: 4.2%Average Rental Income Growth: 3.5%Average Expense Growth: 4.1%Cost of Sale: 7%There are too few rental listings in the Columbus area advertised on MLS, so I've been using rentometer.com, which seems to be fairly good at gauging rental comps.Anyway, thought that would be useful.- Josh

With that in mind, we do offer builders risk coverage and from the information you've provided, that is what we would recommend in your case. In

(This is the case in Florida, for example.)