I'd like to know what that is (or maybe I just have to contact them for that), because my neighborhood is so new and booming that every agent and investor I've talked to in the local area is hard-pressed to make solid evaluations beyond what sale prices are tending to pop up.

We're also a single income family and are going to get into RE out of necessity - the most pressing situation being that I haven't driven a stick shift car in about 6 years since I sold my 944 Turbo before we got married.

Do you guys avoid acquisitions in Q4, or maybe the opposite, do you press harder on the gas in Q4 for a better buying opportunity? 

So I'm a bit pressed for time.To be honest, I would be ok with a compromise too, such as a discount on the required work, but the guy has been very hostile and angry and yelling at me and not showing any remorse or understanding my perspective.

Press steel wool  into even the tiniest of openings, then cover with spackle. 

A great place to learn about entities like LLCs is NOLO Press.

I recommend the books and website from NOLO Press.  

I would be careful regarding hard goals as you never know what will come up and you don't want to press just to "buy something."

Most of the MF in my area lately have been selling with single digit CoC returns, just a little hard pressed to settle for such low returns.

Great to hear your story, and It gives us confidence to keep pressing and finding a way that can bring us success.