@Sean Dolan  one must be careful of companies in Utah  :)  lots of real estate and other type fringe operators there.number one place for the back end or support and call centers for all the TV real estate pitchmen and womenground zero for door to door alarm sales. ( very sketchy) and other things.. .so good intuition on your part.

If the intention is to ultimately rent out the property, a key principle to follow is buying an investment where the people already are, not in fringe areas that get hit harder in softer market cycles or have to compete on rents when things get soft.

Unlicensed brokers, acting as fringe operators skirting the laws have nothing to lose.

You are already on the right track look in the fringe west, NW, and SW areas where you can still find buildings around the $100-125k/unit mark (depending on condition).  

@Robert Carlson, yes 1% deals still possible on the fringes of Metro Orlando.

I'll throw in that if you are on the fringe and do want to consider the counter (which it sounds like you don't, but this applies for future situations too), I'd strongly suggest a conversation over the phone with the seller or their agent.

Sounds like you figured that out as you want to buy on the fringe of urban creep. 

This C-corp will give you some fringe benefits and also can offer some Qualified Retirement Plans options that could be tax beneficial.If you do flips, usually, you will want an S Corp.This is a two minutes overview.

I know the play is to invest in fringe areas in the path of improvement but this area is still pretty rough in my recent experience.

I would however keep your mother as the owner of the LLC so you can get the step up basis upon her death.From the C corp you take management fee and you can also "hire" your mother to do some administrative task for the corp and give her salary and fringe benefit.