Please, help convince me to stick with it..Below is a photo that should help visualize the situation.

IE installing septic systems in many different scenarios and building a compact treatment plant for a subdivision we developed in Rural Nevada county CA. 

in hearing you the only thing that would concern me is how little the bed bugs have cost .. our experience with bed bugs is we have never paid less then $1k  to get a house properly treated and the only proper treatment legal right now in NC in heat treatment bc there are not sprays that work to permanently rid bed bugs.    

Find a contractor who can do the wood replacement and get a couple of quotes if you need chemical treatment or tenting of the property.

The second is the treatment of expenses while it wasn't occupied at all; you state that it was "ready to rent" but then made some repairs and maintenance - those repairs and maintenance would definitely be expenses when occupied by a tenant, but might have to be added to the basis (if the IRS doesn't agree with your interpretation of "ready to rent").

In the past I have gone in as a contractor or as a person from the management company looking to take over to conduct a visual inspection. 

I'm not a huge fan but am not creative enough to visualize it.

It might be irrelevant anyway, since your LLC is most likely going to have the same tax treatment as an S Corp anyway....Ask a CPA.

If you are really confident with your first tour through the property waive the inspection, or bring your contractor with you to visually inspect as you go through.

Trees, shrubs and plants can add visual appeal and even provide shade which makes the property more valuable.