I know creating the LLC is very simple and inexpensive. 

The simple solution is to explain that you will be using someone else's money to close.

We typically operate in the B asset space (A and B Locations). 

We find it best to have a checking account (for operations), savings account (for capital expenses), and a money market account (to keep security deposits).

You think it’s a good trade off to pay a property manager to do such a simple task, but they aren’t doing it !

When cap rates return to historical norms, values will drop unless net operating income increases.

If you want to keep it simple, I would suggest just wholesale it to your buyer and collect an assignment fee.

It's actually pretty simple, but you just need to know what you are doing at each stage.

If you found a four-plex that needed some work/rents were low/run by a mom & pop operation ect....you may be able to get seller financing from the owner. 

Simple resolution: you reduce the purchase price by whatever the (missing) AC units are worth to you, and the seller does what he/she wants with the insurance claim, which would be their money anyway.