I am guessing that the vast majority of homes 10+ years old had some sort of water damage at some point, most had probably several.My own home is only a few years old and we had the washer spring a leak and a few years later the RO system in the kitchen started leaking into the cabinet.Seller disclosures are pretty useless in my opinion.

Exactly 1 year later my first tenant moved his family in where his kids and dog can play in the massive yard while raising 2 cows in the barn.

I pray this resolves sooner than later 

They don’t steal in front of you, they come back later and steal.

My hope is I can gain their trust as a property manager and eventually be the one they turn to to sell later on or refer for business in the future.

I feel I'm on the low end, but my COC return a year later is roughly 14%.

If your goal is appreciation, you'll find markets that have very little cash flow (if any), and you won't realize your return until much later down the road when cash flow catches up or you sell the property.There are probably thousands of markets to invest in.

;)Only thing to note for anyone who might be reading this later is that you might want a CPA/EA specifically since they're allowed to talk to the IRS on your behalf, whereas the others cannot.

That’s what I would do and have done so you're saying don't switch it over to an LLC later on?

Quote from @Bob Avery: I don't recommend leaving a space blank because someone could later attempt to add something in.