This dirt compacted very hard under minimal water sprinkling and had standing water for 5+ hours in full sun 85 degree weather (beneath the standing water, the dirt was relatively dry - so it was holding water, not draining at all).  

They are not separated, electric, water are all on one meter right now, for both homes. 

How old is the roof, furnaces, hot water tanks A/C etc.. if you are setting aside $240 a month and all these things have 5 years or less left on them then you better double or triple the cost for repairs each month.

Also, water/sewer/garbage would need to be accounted for unless the tenant would be paying it. 

Been trying to rebuild my life the past 3 years and once you're under the water, it's hard to get back to the surface but I am trying.

There is such thing as normal wear and tear and if you hold her security deposit longer than 30 days after walk through, you'll meet her in court and the judge will support the tenant.Just collect her last water/sewer if by the lease it's on her, and move on.Market is hot now - you'll find next tenant before this one vacated the house.Good luck!

Now the second month in, one unit reported mold on bathroom wall and very small puddle of water on the floor outside the bathroom.  

If the appraiser knows that the seller on 123 Main St disclosed a jenky water heater and water damage in the basement, he can/will adjust for it when doing your appraisal.

Think of it this way: if your rental needed a new furnace or water heater - LLC would pay for that expense and it would not be prohibited transaction.

Major fixes from inspection are 1) New roof, 2) New HVAC 3) Repair fireplaces 4) Water Heater.