For me, what was talked about above is nowhere near close enough for me to judge or provide an opinion on someone as just because someone changes their name (we have done it several times for different entities) or someone could be co-gp or LP in a deal but not in the limelight) does not immediately set off my radar of "omg this person is not legit or a scam artist". 

Additionally, add in the ambiguity/risk of the due on sale clause or ramifications on the conventional loan of transferring the property from your individual name to an LLC - the economics don't make sense, and the headache isn't worth it even if it did, in my opinion!

And once they announced so, everybody simply followed the IRS opinion without questioning it.

In my opinion a number that is positive at the end of the year is "good cash flow."

@LaShon Evans,The question about LLC is a good one and you will get may opinions on the subject. 

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

In my opinion, they should be used surgically, and not as blunt instruments.The most dangerous are "First month free" and the like.

I'm of the opinion that a property that cannot create $15-20k+ per year in rental revenue is going to struggle keeping up with maintenance and repairs.

And this will only increase in my opinion so it's a great time to invest!

The 10% vacancy and repairs, along with 5% capex in my opinion are pretty high.