So you have a roof leak, the underlayment is rotted, they say they won't pay for it.

My experience with Oxford House has been very good so far.

So could he create an LLC then I buy the LLC off of him would that make me the owner. 

The payment difference at the lower rate is $49 so it would take you 3.9 years before you see a breakeven point.

So 100k cc debt total mostly to cover expenses while out of work one-time.  

That's a good size area so I would continue to market and figure out which way can convert the best.

So a 1033 involuntary conversion has favorable terms, but the key word there is involuntary.

There will always be competition for value-add deals so it's important to network with right people to find opportunities off of Zillow and the MLS. 

For instance the mortgage broker has their license but isn’t active in buying/selling real estate so gives it to you as a referral.

There are no tools that I have found that accurately capture rent trends, its more so just looking at what current rents are in the market and having the experience to understand how much rents have gone up4. $20/month if basic.