I'm a sales analyst from Columbus, Ohio and am currently learning all I can about small multifamily investing toward the goal of creating a house hack for my family by summer 2017.  

My primary thought for involvement with the LLC was to get access to sellers who would not qualify for investor deal, but may be interested in short sale listing (which must be done with the agent for bank to consider it), or some other solution.

I buy from wholesalers, at trustee sales.  

The commercial building next door is for sale.

So what happens when interest rates rise & then we see a slow down in new construction & retail home sales? 

This is a reo sale.

Always do the math anaysis and try to look at the prospective property before you make an offer on it or at least have a clause in the sales contract that will allow you some time (about 15 days) to make a detailed inspection and possibility of backing out of the deal without a penalty that will hurt you too much.  

Sale price is $78K but the seller wants to finance the deal, requiring 5% down and $850/month for 20 years.  

I understand how slow GOV involvement could be, but it sounds like a good option to use the cash for rehab as well as the sale.

I would suggest that you interview several Realtors and ask them the following questions, to ascertain if they are truly Investor Friendly, or if they are throwing you a sales pitch. 1.