I'd like to get an opinion from the community regarding the eventual likelyhood of rising interest rates & subsequent lack of purchasing power.  

When you sell a rental property at some point in the future (at least a year out), this is not viewed as a flip transaction, but rather just a reallocation of the IRA from holding passive real estate to holding cash.Your example of buy, fix, rent for 3 months, then sell would likely be viewed as a flip, especially if you repeated this pattern with multiple properties.The IRS does not define a "flip" in clear terms, but has a full set of measures they would apply to real estate transactions to determine whether something is a passive investment or a trade or business activity similar to competing commercial enterprises.  

Carter enterprises, LLC so he might be holding some real estate in that LLC too.

I want the tenants to move out solely because the place needs a major renovation and subsequent rental price increase.

There are a lot of LLC on the list.church's, holdings co ,trusts, IRA, property management co, LLC, banks, Enterprises, equities, ect.What ones of the above would you mail to ?

Subsequently they paid a $1,000,000 just a water tap fee for a car wash at a 3rd location so there was money in their business.

If the answer is no, and, ALL Bankers are subsequently proved to be "very wrong", then - are you still able to renege?...

No need to waste time having every contractor come by in person, just ask over the phone or online how much they'll charge to tent a house your size and warranty it each subsequent year.  

I personally feel you should go first class on the first mailing and then the most cost effective method should be utilized on the subsequent mailings.

First off, congrats for being so enterprising so young.