Its digging in a straight line 85 ft . 

It's not a zero sum game and they don't have anything to gain by telling you straight, ie they're not going to tell you it's a chump fund if the underlying structure is solid.

Can I even buy a rental straight under LLC?

It is a straight 3% on only my fees.

You could straight line it and give them 6.5 yr rent abatement on a 10 yr extension. 

Most court house buyers like me would never have even talk to the owner would have just went straight to eviction and ended up with a mess.. my style was to always knock on the door and talk to the person who lost the house.

What better way to gain insights than go straight to the source on sentiment instead of trying to work backwards with data and reports.

Cutting to the business side quickly makes sense, and for some sellers, it’s all about getting straight to the point.

@Drago Stanimirovic thank you, and you are right I will probably do cost segregation studies at some point, but so far I have still been able to get to a loss on my taxes using the straight line 27.5 year depreciation schedules, I will probably do the cost segregation studies once I can't show a loss anymore, which will happen at some point as the rents increase and the amortization schedules shift to more principle and less interest.

If you're not familiar with the sales process for this property type, doing your own due diligence, the right lenders to use  and what to look out for, how to negotiate and how to work with commercial brokers, I'd recommend having a good buyer's agent help you out on a few transactions before going straight to the listing agent!