You can bypass Uncle Sam by doing deals within your IRA, but prohibited from swinging your own hammer

I don't think a hammer falling on it would crack it like this? 

Unless the property is so under valued that full asking or a little over leaves enough room still to make a great profit.Sometimes if your first offer meets the criteria for the asset manager they will just go with that offer.Many first time investors for flips have limited cash so they don't want to make a mistake.They tend to go for just carpet and paint jobs that rental landlords and home buyers want.The other properties they see as too much work and pass.Those are the properties you have less competition for and can really hammer down the bank on price with cash.

This does not mean you must know how to swing a hammer or fix a toilet, just know how much the toilet costs and how much the cost is to install it.To get that info, create a punch sheet of common repairs (paint, interior doors, tile, carpet, toilets, bathroom vanities, windows, closet doors, light fixtures, etc.), go to HD or Lowes and price them out.

You have to determine if rental rates are getting hammered or it is just a couple inexperienced landlords.If it is inexperienced landlords, I'd suggest you just give it some time.

Here again is where hammering the phones paid off, I found a local bank to give me a commercial loan to base the purchase off the income of the house and not my personal income only.

Do you own some tools of your own, like a hammer or screwdriver, that you sometimes use to repairs something for the LLC, and if so, how do you handle those tool costs?

@Peter Hammer welcome to the site.

I'm leaning towards doing it this way, it shows them that you have a heart, and then when the hammer comes down on month #2, they really have nothing they can say.

Im also trying to avoid jack hammering the slab on the first floor.