However it hasn't been listed in the consumer world and I haven't caught them in person to ask. 1.)

Depending on what you're complete financing picture is like (other consumer debt?)

It seems more prudent (and time consuming) to estimate actual costs based on the ages and condition of everything.

Some big box is still affected permanently like Office Max,Office Depot etc.We focus on destination type tenants where the consumer goes there and has to drop money.

Because you have a good financial footing you can probably qualify for a 20% down, 100% rehab loan from a local community bank or credit union (or one of the bigger banks but they can be more difficult and time consuming to deal with).

Dispense with your consumer debt, educate yourself and invest your money.  

As you prepare for this meeting, please keep in mind that the contemplated transaction is a commercial transaction and your LLC is a residential consumer purchaser.

consumer spending, which was the tottering keystone holding the world up from a serious global recession, is starting to flag.

We've got good signs - 5% unemployment (tempered by the real unemployment rate is over 7%, tempered with the largest non-participating unemployed in history), we've got good signs 2.5% economic growth (tempered by that historically we should be closer to 4%), we've got good signs the Fed raised rates (tempered by they said they would raise 4 more times in 2016, watch and see if they do or they have to pull that back which is what everyone is predicting), we've got sub $2.00 gallon gas with consumers having $700 or more income to spend (tempered with a mild localized banking meltdown- Dallas Fed has suspended mark-to-market, JP Morgan for the first time since the recession (22 quarters) has had to increase it's loan loss reserve.

Everything in the home is brand new with the exception of the HVAC which I have covered under the consumers energy protection plan.Rent: $1,475Vacancies 5%: $73.75Maint 5%: $73.75Capex 10%: $147.50Property mgt 10%: $147.50 (plan to manage myself)Insurance: $37.50Taxes: $217P&I: $636Cashflow: without mgt: $289.50With mgt: $142.50