True --- COMPS helps the investors make a decision - it you are cutting it so CLOSE that you need to know the values of components of a building  before making an offer to buy - than in my opinion,  that's a bad way to invest and value real estate as an investor.COMPS are great and helpful - what I want to know is: Do I feel good about this dealCan I leverage my way into the chain title without much cashDoes this property have one of my two favorite requirements - CASH FLOW or EQUITY?

We set up the LLC through an online company but feel like the technical/logistical component was lacking (i.e. when to file, how to file, etc.) 

More when they went for outings.You're really talking about a business that has a real estate component, rather than a pure real estate investment.

it would take too much work to figure out just the labor.. we hire subs for all the trades and they are bulk not to exceed bids and they BUY all thier own materials (except Lumber and Windows)  Every other component is a material and labor price with no break down. 

Here's the problem: the carpet is considered 5 year tangible personal property, but the tile is considered attached to the floor and therefore a building component so it's 27.5 year residential real property.

Yep, its a solid business with a real estate component.

Have them break down the coverage into it's components and you should be able to negotiate how much coverage of what type you have regarding the property.

The 2 key components for a perfect mailer:1.

If there is no value add component, than you're basically going to be paying very close to a market price for the property unless you get lucky ever once in awhile. 

I would be happy to discuss the LLC component with you further.