I don't work on houses, but I have to use B and A-basis values for material strength which in effect means the real material will end up being 20%+ stronger (depend on the material).  

Georgia, a state not mentioned, offers a 20% penalty so if the encumbered deed is redeemed after 1st month your effective rate of return is 240%!

Strong jobs reports had a larger effect on the 10 year treasury, followed by strong retail sales numbers, followed by EU inflation numbers, then followed by election results but honestly election results only affected rates for a couple of days.Lots of pressure on treasuries from the level of debt the US is carrying, but remember the Fed is also still doing quantitative tightening (while cutting rates) which is additional upward pressure on rates.

Also, check to see if your jurisdiction is practicing "Just Cause Eviction", which went into effect statewide earlier this year for municipalities that which to opt in. 

You should also be well versed in the local vacancy rates and how they effect your unit and turnover times. 

I am not a lawyer so anything I say here is not legal advice and your contracts should be reviewed by an attorney.2.

They are lawyers so can appeal through the whole process essentially for free.

Should I get a lawyer???

In your opinion, what is the most effective way to establish an LLC? 

Plus for its high cash flow potential, utilizing a 1031 exchange to reinvest gains effectively made this experiment a relatively low risk for me.