You then file the annual report each year and continue to fork over another $500 annually.Next "cheapest" will be legal zoom or a similar service, I believe they'll help roll the registration with the state into the start up package.I use "cheapest" in quotes - the primary purpose of an LLC is typically to provide some level of asset protection. 

He has not provided any copies of utility bills and apparently is the "gardner" that is billing them $200 a month. 

As a good investor, always always keep this in mind, especially when you get an insane deal, how is the service provider give me an insane below market deal and still keep a successful business running?

They provide insights, connections, and expertise that can help investors find and secure deals that meet their investment criteria, including those that involve distressed properties or sellers in unique situations.

I just want to make sure that we provide the tenants with adequate notice..PS.

Providing the cash flow will support the loan payments.

This one is more recommended if you are thinking of doing a flip or a temporary investment since it doesnt have long term effects like the refinance. 

Remember with every rental purchased you are planting seeds for a tree that will mature to provide fruit forever.

I always have tenants provide me with an emergency contact.

First, as Tanner suggested, engage a general contractor to assess the property and provide a detailed rehab estimate.