Unless you are getting a bank loan and are willing to accept higher interest rates and balloon payoffs, buying within an LLC is not a clear-cut decision.An LLC can be created very quickly and should costs under $1K, but you need to know there will be costs and time to maintain that LLC every year.  

That said, I'm considering selling the property to cut my losses before they happen.

Or, I’d have to get an extension of the closing date, which kinda defeats the purpose/competitive edge of a cash offer.

Most wholesaling firms will make an agent put their commission on top of the deal so why would your investor do that when they could cut you out of the deal.

After utilizing the Do Not Call Registry for phone numbers, my list is cut in half, to about 3,000.

Again, they're ok, everything is a la carte, but at the end of the day you have to be ok cutting services and planning on using exactly what they have forever. 

It was a cut and dry project and since it was my first deal it was an easy entry having already been slightly remodeled.

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

If you can find the right duplex, renting out one unit while living in the other can still help you cut down your housing costs a lot.

Cuts out 80% of communication and collecting demands with tenants.