The deals that I've seen with no contingency are deals where there was a lot of competitive bidding for a desirable asset.There are at least 4 scenarios where an offer without any contingencies can make sense1- Very low earnest money with non performance penalty limited to earnest money2- Long future closing date so purchase contract acts as an option3- All due diligence completed prior to execution of purchase contract4- Willingness and ability to purchase all cashTax sales, foreclosure sales, final sale auctions are all examples of purchasing a property with no contingencies, other than perhaps good title - and at foreclosure sales even that's not a given!  

However, it does offer the ability to reduce my taxes as well as the possibility for appreciation given the area it's in.What do you guys think?

Problem with having a LLC is it is expensive to operate and restricts the ability to get financing although approximately 50% of investors have a LLC.

We could start a TV show, Only furthering our reach, profit, ideas, and ability to give back.... you could be on to something here..

Agree 100% with all the CAPEX remarks, I just think I will have a better grasp on these after the inspection is done . 

That lien doesn't affect her ability to rent the house out.

@Kevin Walker in your situation I'd suggest a cash flow market, 20-25% down or the ability to reach motivated sellers on your own and offer seller financing.  

Do you find that ability to push the rents up is neighborhood dependent, i.e there is a max rent that a property can achieve in certain neighborhoods no matter how much you improve it? 

You can search some other posts on BP for roommate rentals to get additional ideas.Basically I'd keep everyone on Month to Month terms, I'd put the electronic combo locks on the doors to the bedrooms so they have ability to lock the rooms.

Their pricing seems to be in line with other surplus competitors while offering some significant benefits including the ability to cover properties at different stages of the construction cycle without changing policies, ability to pay monthly and insure multiple LLCs is something not offered by most high risk competitors.