Also remember try to get the deal first and worry about transferring it into the LLC later don't get analysis paralysis and hung up on one thing.

I would show him a cost benefit analysis of purchasing now vs later.

It is like the first law of thermodynamics except you can have a percentage greater than 100% with real estate.  ....and, the analysis is for the first year ONLY.  

I ran a 2016 analysis back in January- it outlined the best time to buy or sell was for certain price brackets in Lubbock based on absorption rates.

I am making sure when I am doing my analysis on returns to take all these into consideration. 

Now of course they would need to go out and look at the property to give an actual accurate quote but that should not be far off.Over time you get the hang of what things cost to repair and can do the analysis based on those numbers.For other repairs like windows you can do the same thing.

Suggest you post your analysis so we can provide better comments on your deals.  

Payment (all included) $850Down payment/closing costs 25kGross monthly rental $2700Net Monthly Rental Average $1200Down payment would come from 401k and Tax return and another 5k I'd have to pull out of a hat. I have ...

These are all very conservative numbers because I always run worst case analysis so I don't get into the speculation game.I like the Macon/Middle Ga area because there are less investors, better cap rates if managed correctly, and I have a lot of "boots on the ground" like other investors and my property manager.

This is just a quick and dirty 50% rule analysis.