Typically that's the roll of a business broker vs real estate agent, although sometimes one person does both.   

You don't want a person living in a place with that in the basement.

You may know this already, but out-of-state investors are also sometimes surprised by Texas’ “high” property tax rate (but no personal income tax).  

Hoping to start flipping homes personally as well! 

Love hearing about the personal goals as well!

However, the value of your labor generally cannot be included in the cost basis for depreciation purposes.Accelerated Depreciation: A cost segregation study would identify components of your property that can be depreciated over shorter periods, such as personal property and land improvements.

My first two properties are still in my personal name and I actually need to switch that up finally, so thank for the reminder.Nonetheless, you can definitely still open up an LLC, I just try to avoid putting the cart before the horse.   

Personally I would do a water change after every guest.To decide if the hot tab is a value add, look at your competition.

Now the debate of where rates "should be" would be based on the quality of product each person/owner offers. 

Keep personal and business finances separate.