I would however get into the habit of increasing rent every year, even if it is a small amount-it adds up and I'll bet your costs (insurance, taxes, etc) go up every year.

Insurance, bookkeeping, misc.  

I have title and insurance companies I can recommend to you as well! 

a local marketing guru who would frequently meet with us to discuss various business strategies to help grow our detail company heard about the offer. at the time he found out about it the current carwash owners had all but signed an LOI with an out of state private equity firm but were willing to sit down with us and hear our offer!

You may not need an LLC at all if just starting out and insurance might get you all the coverage you need.

Considering I don't have the time to get off-market deals, I am not expecting amazing cash flow, maybe $100-200 per unit.With this strategy wouldn't I quickly stop qualifying for a conventional mortgage?

This deal showcased our effective renovation strategy and commitment to delivering profitable outcomes.

This deal showcased our efficient transaction strategy and commitment to delivering profitable outcomes.

Have had tons of success helping people execute and show them strategies to create long term wealth 

This deal showcased our efficient transaction strategy and commitment to delivering profitable outcomes.