However, banks are making us put more than 20% to get the property cause there are no tenants in the building.  

That seems to be a common concern.  

Your cousin is smart 'cause there's a lot of farmland down in that area. 

What if you have a bad tenant that causes $3,000 in damages, plus he skips on the last month's rent, plus it takes you another month to turn it around and get another renter.

Will they be concerned that I have their phone number and address?

Last time I was there, I met several Class A & Class B 100+ unit managers and they were very positive on the market but their one concern was market saturation. 

Call the vendor directly and ask them to explain to you why a single window screen costs $1,000.The way the owner addressed your concerns is highly unprofessional and it's clear from what you've said that she isn't all that interested in retaining your business.  

The problem with the Carleton Sheets course and his students is none of them address my dad's concerns.

I don't have any personal experience with transitioning Personal Properties into an LLC, but a change of ownership will cause your Title Insurance to become invalid. 

And I didn’t try hard cause I liked my job.