They might have made unnecessary improvements which a buyer will not fully value.

If you feel you are confused having an LLC is not going to improve the situation.Get out a sheet of paper and create an ordered list of all the steps from what you remember.

-Second concern is how to efficiently market the property without a realtor in an effort to emit fee?

You wind up spending more cash improving the replacement property for rental so that you can hold it to satisfy the IRS requirements.

The seller waits to get paid off until the property is improved.

When selling do most people use a realtor to sell it faster or do they seel themselves to improve return?

I want to gather everyones thoughts on improving rental property.

No.You Don't Respect Agents enough to not waste their time, energy, effort or money.In closing, I know that you're a moderator and can therefore ban me if you like.

And when the housing market turns around, the value of my properties will improve dramatically, so I want to buy while the market is bad.There are exceptions to every rule, of course, and we haven't bottomed, but in twenty years I think that buy-and-holders who took advantage of this environment will be glad they did....

You improve the value of flip before taking title.