Pleae drive by their current address and check out how they keep the yard, look inside their car. 

I just got a physical address for my LLC and registering for a D&B, I've heard should set up another LLC but where do I get the funds to do it if it's tied up in the first LLC, all answers welcome.

There is an article in Forbes that just came out addressing the new guidance ( Aug 9 ).

It's their fault, and the power lies with them to reverse their poor past choices and pick themselves up a bit by their own bootstraps.You're going to tell these new tenants that what's primarily wrong with them is not a legacy of a crime against humanity in the form of three hundred years of black slavery, followed by an unfunded emancipation that turned a huge number of Americans into desperate economic refugees based on the color of their skin, followed by a legacy of organized race hatred, bigotry, pseudoscientific and religious condemnation, and of course overwhelming and widespread intimidation and coercion, followed by a series of failed half-hearted half-measures coupled with an absolute refusal to consider slave reparations and the most lopsided minority levels of poverty and incarceration in the developed world.You're going to explain to these black folks that all that is of secondary importance, and what's REALLY important now is that they get better managing their money so they can hand it over to you more efficiently and you won't have to work so hard to get it.

As a result, residential is probably a safer investment, but I would rather take some risks and pickup some tax efficiencies with my current business that may be enabled through commercial investments.

He/she will be able to address how something would need to be structured and presented to the court. 

I anticipated putting about $4000-$5000 into it to address a few safety issues, make a few repairs and get it rent ready.

Can we lower utility costs with energy efficient fixes?

Trying to ascertain whether that was the case was complicated by the fact that the buyer's agent apparently scrambled the buyer's address on the contract (intentionally?).

These questions I think need to be addressed before nickling and diming every estimated expense based on a percentage of the rent because that will vary.Also, how confident are you with those estimated rents?