More times than not I have found it to be very worthwhile going to them. 

A 10% increase in value probably isn’t worthwhile to refinance (unless you’ve paid down some of the mortgage too).

I have MLS listings coming from up there but nothing worth while to cash flow. 

Is it worthwhile?

The cost for insurance could be a lot cheaper than running an LLC.Now if you have hundreds of thousands to millions in assets, it would be worthwhile to talk with an attorney.One last thing, if you have financing on said property, transferring it from your name into an LLC could trigger a due on sale clause, which means you would have to get new financing.

Honestly I don’t know if you have listened to it but it is worth while.

Or, don't you have enough equity to make that a worthwhile option?

So, how much more should I be charging to make it worthwhile?  

When meeting with potential investors, be very clear that "this" is not a live deal, but a deal similar to what you're looking for.It's much easier to go over something that looks 95% alike to what you will be showing them when you find a deal, but it also gives you practice on your presentation and highlighting why your deal is worthwhile (refinance in 2 years, great cap rate, value add opportunity,...)

If you are going to own a property long-term(greater than 5 years) it's worthwhile to consider these things.