However even if I increase utilities, vacancy, capex by 5% all around, I'm still near $300/mo.

Also during the ownership you can increase the value by improving the property and getting your feet wet.

Everything else you mentioned, like improvements and Section 179, are basically ways to increase depreciation.

In fact it may even create some more tax return complexity but should not increase nor decrease your tax.LLC are mainly used for liability and asset protection.

Its best to speak to local Flooring guysit important to take into consideration the year round temperature. extreme difference between winter and summer can also factor into the choice Best of luck 

The services should be to help maximize cash-flow and minimize associated fees to increase a repeat client pool.

@Frank V.I would put down 100k on a value add MF, add-value, refinance it, hold for cash flow and market rent increases, then take the capital and do it over and over!

It will also limit your access to financing and may increase some other administrative chores.Using LLC is an excellent tool for asset protection.

@Chris Roche properties values in Nashville have increased faster than rental rates. 

For example, if you see 3% appreciation, your paid-off property increases in value by $3k, your leveraged properties increase in value by $12k--quadrupling your Return on Equity (ROE).