Ok, back to the task at hand, finding some potential deals...Based on what the majority of qualified home buyers in my slice of the Atlanta market can easily afford and want, I'm doing a search for 3 to 5 bedroom homes, with at least 2 full baths that were built no earlier than 1975. many of these buyers can easily afford to pay $1,000 to $1,300 a month in monthly mortgage payments, including taxes and insurance (PITI), which translates into homes with an after repaired value (ARV) of about $150k.

Put it in a binder with all your LLC documents and maintain your records professionally, so that you don't have difficulties with the IRS, and will also help in the case of a lawsuit to demonstrate that your LLC is not a sham or a poorly managed "alter ego" that is just an extension of yourself.* When you buy and sell properties, or borrow funds, or take other significant actions, complete and sign a corporate resolution and put it in your binder, summarizing the terms and economics of the deal, so that it appears to be beneficial to the LLC.Good luck.

I don't see why you should alter your investment approach just because of your age.

I wholeheartedly agree that an MHIC license does not translate into quality but it does affect accountability.

An architect that I recently sold something to on craigslist spoke to me about it just out of curiosity and said that due to location adjacent to the freeway and close to bart, it would likely qualify for some sort of transit oriented density bonus, possibly allowing me to build even more units (though logistically I'm not sure how I would add more than a single unit without dramatically altering the structure of the building by raising it or something similar). 

Appreciation creates equity, equity in operation translates into cash-flow.

I don't agree that it is necessary to do so, but if there is some tax wrinkle I am not aware of or some detail you have not shared that alters the scenario you presented, I am open to a trainable moment.

Yeah, the rents are higher here, but I do not think it translates into a better price-rent dynamic, because taxes and prices are so damn high. 

Properly documenting the company records and operating as a company and not an alter ego of an individual is necessary to defend a lawsuit and protect the individual members from personal liability.  

I am just wondering how this all works out tax and capital gains wise, as I can alter the events according to what will make the most sense tax/income/happiness wise.