If the ARV has risen to $260k and you’re renting it out for $2900/month, you can likely qualify for a higher loan amount.Here are some key points to consider:Loan-to-Value (LTV): A typical DSCR refinance will allow you to borrow up to 75-80% of the property’s ARV, so for a $260k property, you might qualify for a loan of $195k to $208k, which could help pull out most or all of your original investment.Debt Service Coverage Ratio (DSCR): Since you're renting for $2900/month, the loan payment will need to be covered comfortably by that rent.

I have seen some properties on MLS that I contact my realtor and they may know right away the reason it isn't selling from showing it previously, or they can review the realtor comments that aren't viewable by the public on MLS.Other potential reasons I have seen properties listed on MLS for a long time. 1) Some investors may not be comfortable inheriting existing tenants.2) It may be it is a class C neighborhood. 3) Structural issues.

It is also comfort level with the B2C relationships.  

However, if you seem similar listings in your area and they're requiring tenants put utilities in their name, then you should feel more comfortable doing so.

Just buy some basic LTRs and relax, they take so much less work....

Now to provide extra comfort and convenience to our buyers (who are mostly out of state) we agree to help them out by getting them set up with local property management that we work with closely as well as assisting management market the property for rent to place tenants.

You can grow that account to what ever you are comfortable with.  

Everyone just relax and make sure you have adequate insurance, it'll be ok.....I agree, LLC overkill.

Ultimately, it's up to you and your personal comfort.

Using Tools Like BiggerPockets:BiggerPockets has great "premium" calculators, but if you're comfortable with spreadsheets, you can create your own analysis template.