They've had "issues" doing ACH verifications on Hemlane and haven't been following directions.

Which would make the LLC disregarded and the property would go on your individual tax return on Schedule E.

The general reason (avoiding any personal thoughts on wholesaling as a business) is that when you have a license, any fee you get for transacting or assisting in real estate must go through your brokerage and they must take their percentage.

How much and what would I do with the gain on sale, and how does that help or hurt my strategy? 

I think this would make sense in the long run for the rental property as it will extend the life of everything it touches like the Sink, faucets, showers, water heater, dishwasher, and Clothes washer while also providing clean drinking water in addition to the reverse osmosis drinking water system I already have installed.The main problem with this hardness level is that we get a major deposit buildup on all of these items, which will eventually clog up the faucets for tenants and lead to rusty shower enclosures that take forever to clean.In addition to this, it looks like we could likely have the salt added every couple of months by the property managers in addition to that it would allow for a quick inspection from them, and then also we would instead bill the cost of the service onto the ledger for the tenants.For reference, it does not look like the landlords in the area have water softeners.Thank you everyone for your input ahead of time.

I would be less concerned about trying to pick land based on future appreciation & selling. 

I don’t allow smoking and my insurance company is cracking down and now requiring me to say no smoking on the premises.

It will be cheaper and give you more options to save money down the line.  

Purchase price: $55,000 Cash invested: $60,000 Sale price: $245,000 Property is on the market right now.

I have read dozens of reviews and forum posts on PMs in the Cleveland area.