Hi my name is Anthony and I’m looking to buy rental property I’m new to this so I’m open to any suggestions advise thanks 

My $.02 is try a "rent to own" scenario where they pay market rent until they have the ability to save and actually buy the home from you.

We are going to be buying property and building a spec home shortly and need to understand the pros and cons of doing this deal through an LLC vs. as individuals, from a tax perspective.

Most folks that are offering you a cash offer + offering to pay off all your closing costs typically buy at a good price (if they're investors).

He is willing to sell at about 15% below value so it is a tough buy and hold sell to an investor.

Or buy AND pay for them - then sell them!

Buy another fourplex with an FHA loan.

Fouad,mortgage closing costs: 2 to 5% This look okay especially if you include buying pointsproperty value appreciation: 3 to 6% I would go with 1 - 3% as it varies for neighborhood/area to even buildingscash on cash return: 2 to 4% This should be higher than your range.cap rate: 4 to 5% Not surerent growth: 3 to 5% 1-3% depending on the arearental property expenses growth: 2 to 4% This seems okayrepairs & maintenance cost: 5 to 10% This seems okaycapex: 1 to 3 % Not sureVacancy rate: 4 to 6% Depending on the area, I would put this to 1-2 months on average.

Looking for pure cash flow or strong appreciation buy and hold?

These are EXACTLY the kinds of property management challenges you are trying to take on by buying a rental property!