My problem was lack of deals that would produce good returns; however, I have access to capital.

Keep good records of timeline, costs (including utilities), and copies of the rental advertising so you can prove that you were attempting to mitigate losses if it is ever questioned.If your lease contains a lease-break clause with something different than attempting to mitigate then it will usually supersede.

Our question falls around the utilization of an LLC.

I just received a listing 40 lots MHP on public utilities in great area.

@Jason DiClementeYou just made a lot of sense, brother.In which case, if I was worth a lot of money, then I would (hopefully) have enough money to produce an LLC per contract.So you're saying I don't have much to be concerned about when it comes to getting sued for everything I own (I'm a college student so I don't have much), or is something else the case?

@Tiffany Wellsif it is a functioning, producing  multifamily in Jacksonville Florida not in 32209 it will likely be redeemed.

I exclude any ads without pictures in my analysis.I look at each comp and impartially assess how it measures up to mine:  parking, amenities, micro neighborhood, utilities incl., pet policy, etc.After that, I have a pretty good idea of what I should ask for mine relative to the others. 

Avoid investing in any income property that does not have all utilities separated and in your tenants name.

The two common choices for doing so are the self-directed IRA and the Solo 401k.The Solo 401k requires self-employment activity, but will allow you to take participant loans while the IRA does not.A few other Solo 401k benefits:Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)With either structure, it's generally recommended that you do not commingle retirement and non-retirement assets.

I agree with you on the utilities.