I sent the seller an offer by mail with the data I found from the public tax records and went on to visit the property so that I can learn about this unlisted gem from the neighbors.

:) No, I haven't gone in person but I, per my usual post-posting luck, tried a few other search methods and happened upon this gem: https://aca3.accela.com/Atlanta_Ga/Default.aspxYou can search code complaints for COA online!  

Again...there are hidden gems, but don't expect this to be the normal.Start looking at as many houses as you can.

One hidden large expense can cost you tens of thousands and make the property not profitable for quite a long time.

Hi,I was just trying to know what may be risks(hidden) involved with private lending on first lien.I hope there must be many experienced investors and lenders here...if you guys wants to share your experience..Thanks 

* Are there any other hidden expenses related to management by having the LLC vs. sole prop? 

After looking at which expenses you included, I noticed that some hidden expenses are missing.Have you thought about monthly contributions to budgets for vacancies, maintenance and capital expenditures?

If you are buying to hold rentals, make sure you understand how to run the numbers and what the hidden costs are. 

Most importantly I know the hidden costs most new investors don't consider.  

Also, by using the remaining time on your lease you have time to explore different neighborhoods and find hidden gems.