Both the 12.15% (12.14% rounded by pennies) and the 14.27% look identical in form.  

But I think that I can enjoy higher margins and better tenants with a large, unique duplex that is surrounded by near-identical duplexes.

The tenants are on housing and section 8 pays for the majority of the rents.The A-Side rents for $965/mnth --of which housing pays all but $300/monthThe B- Side rents for $960/month--of which housing pays all but $153/month.The place needs only new carpet and paint if and when tenants moveThe seller told me he lives too far from the property and wants to sell for $120,000--I thought it was a great deal because it cash flows well with most is paid by housing, and the identical Duplex sold 2months ago for $149,000.Here is the issue--The seller decided he quoted the wrong price and wants 125k.

@Emily Fraser identity theft?

I could have paid a lot less for an identical property with a tenant included.

The LLC should be filing income taxes and using its own bank account set up under the LLC's identity.  

I am thinking of holding them in land trusts with LLC (or S Corp) as the beneficiary for identity and liability protection.Can the LLC be formed in out states such as Nevada, Wyoming or Delaware for less cost or it must be CA LLC because I live here?

Make it your identity.

Your experience is almost identical to hundreds of investors I've spoken with.

Any forum member on here that uses their real identity has probably jeopardised the security/privacy of a LLC in some way or other.