Be aware, though, that if your main goal with putting properties into an LLC is to silo off assets to protect yourself in case of litigation, then you need to also set up new bank accounts for each LLC and run all rents and costs through those accounts.

Real Estate is definitely not just a "numbers analysis" and you are definitely thinking about things the right way - but I think a good next step for you would be to spend some time putting a lot of this stuff into a (very) basic financial model/spreadsheets mapping out all the potential costs and estimates on effect (effect on value, on exit, different scenarios) - I think getting started with that framework should help with these decisions immensely

These are real costs that hit your bottom line whether you like it or not.The biggest mistake I see from new investors is taking the revenue and minusing the mortgage payment and calling that cash flow.

In my opinion, the most effective approach is to close on the property and take title.

It's pretty hard to invest with $8k since most lenders have a $100k minimum loan amount, meaning you will need about $35k to buy a property after the 20% down and the associated closing costs. 

So waiting a month to make that payment costs you between $5,500 and $9,000.

I'm curious how much it cost you and what exactly is it???

His rehab costs were less than what I Typically pay to paint the interior of one of my rehabs.  

When I ask for reasons I get cost of living, quality of live, moderate climate, fresh water access, no natural disasters and moving back to where they were from.From what I can see the trend to the Midwest is steadily increasing, but by no means as big as moving south.

The out-of-pocket cost is simply the closing costs and lender's fees for the financing involved for your purchase.Please let me know if you have any other questions.Continued success!