There’s effectively no trail that shows this is my money except for the underlying ownership of the LLC bank account.

You need to expand who you working with and get out at the networking trail to identify off market transactions for yourself.

Personally I don't get wrapped up in things like this with my own family because I have seen it explode leaving a trail. 

It is important to be able to analyze the trailing 12 month financial statement of a property and take a deeper look at the loss to lease by examining the rent roll.Ideally, you are lucky enough to have an excel version of the rent roll provided to you by the broker or the owner you are interacting with on your potential acquisition (or.. if you or someone you know is developing a character recognition software that is able to read a PDF version of a rent roll and convert it to a nice, clean excel version please let me know!).

That being said, I believe there is still some solid long term appreciation potential in the neighborhoods closer to the BeltLine's Westside Trail and recently purchased Southside Trail, as well as those near certain film studios, such as the Tyler Perry Studios.There are plenty of smaller cities in Georgia and the Southeast that continue to have 2% properties, but their locations, amenities, and economic outlooks will likely not be as promising as ATL's.

As part of the Colorado Front Range Trail, it’s a magnet for Denver’s young professional workers.

One time repair charges can get an exception with paper-trail.    

I personally would go Union or Cabarrus county focusing in the cities of Concord, Kannapolis, Stallings, Indian Trail. 

The city's appeal is the continuous flood of new restaurants opening, the music scene, a festival or 5 every weekend, easy access to beautiful city parks and walking trails and paths, an easy airport to connect quickly, and that ole southern hospitality. 

But today, the prices are inflated and rent increases are trailing well behind in the area, so for buyers today with this company are not going to see at best but modest cash flow on the rehabs - that is if you are buying with leverage (conventional loan).