I looked at the portfolio loans and found the terms (25% down, 15-20yr max) unappealing.My attorney said the banks "rarely" go after the transfer to LLC but knowing my luck...I appreciate any feedback.

First of all, I want to learn and help in a combined way.

I forgot to respond to the other part of your question: WRT making offers, I have found it is very rare that a commercial real estate agent is out there making offers for you.

Between both houses the combined rent would be $2,400/month.

Turnkeys definitely don't use the 70% rule, and they are also rarely too far under market value.

How would combining the two rooms upstairs into one alleviate that problem?

I'm generating fantastic ROI due to a combination of snapping up my properties during the good old days of 95% LTV tracker mortgages, increasing rents and falling interest rates.

Was that school loans, mortgage, or a combination of things?

If title is clean, a suit may not attach after the sale, only under rare circumstances and title insurance would step in for future claims, but you need to see the nature of the suit, it may not even concern that property.When people start getting sued, they have attorney fees, deductibles can kick in, their world can get messed up quickly and I've seen people lose more than a 100K lost, so you need to at least do your due diligence and consider it, but if begins to look like it could be a nightmare for you, walk away.What would be hard to take is being talked out of it or scared off only to find out later the place did sell and there were no issues.

I'm not saying that your house does not have 15 k worth of termite damage, but I will tell you that would be extremely rare and hard for me to imagine in a 1400 square foot house.