I like smaller companies whose owners are not brand new but not old and burned out either.

They'll be ok with slower speeds, just for browsing and streaming.For routers and modems, just make sure you go with name brand devices and check reviews on tech sites.

That’s where details come into play.

Tell the buyers if they want a house that is up to current code , buy a brand new one . 

the one that broke even was a fix and flip play that the fix happened but the flip did not work. 

But she takes excellent care of them (even put in a small concrete pool for them to play in during the summer:-).

I guess an appreciation play would be the only thing that makes sense over here.

I'd bet that nobody with a single working brain cell will sign a lease with your brand new LLC without you personally guaranteeing it as well.As for the writing style, this is totally subjective and unique to each person, but I think you can be professional without being overly formal.

If this is your first investment and your first property, the quickest way to fail is to create an uneven playing field.

You're not playing  landlord anymore, but can make some $$$ if/when you need to.