That any attorney can pierce it proving you’re behind your LLC.

I just got pre-approved for a property, but finding cash-flowing deals in metro Atlanta has been tough, most are barely breaking even or showing negative cash flow.

I don't think your planner was trying to steer you wrong but it's tough to empathize if you've never experienced owning a family business/real estate.  

@Seth Quade how long does someone need to prove they've turned their life around before you would accept them?

And those property taxes in Texas can be a real game-changer, especially without any cap, making it tough to predict long-term expenses.

The numbers you find in the news are usually for all properties combined, which tells you very little value.In 2005, we selected a specific tenant segment that has proved to be a highly reliable source of income for our clients.

Wiring and light switches are tough to relocate but opening things up never hurts. 

Soft MF's.While you’re projecting this tough, macho image, consider the advice and attitude you're giving to a young, aspiring college-student investor who genuinely needs guidance rather than someone inflating their own ego at their expense.I wish I had started when I was that young.

That makes it tough but I think I can still get the ARV needed to cash out refi and not have any money in the dealQuote from @Dalton Foote:

This is a tough one since you haven't even accounted for all of the expenses - maintenance, cap ex, vacancy, etc.