It sounds like you are getting that now. 

[don't mean to sound cheap on the new LLCs, but rehab costs/time have been about 30% more than anticipated!]

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

I definitely think that sounds too good to be true though.   

@Kenneth Liz Hi Kenneth,Sounds like you want to hold and rent them.

@Charles Williams Sounds like you have a plan in place and ready to grow.

The proceeds from the sale of the original property must be held by a qualified intermediary escrow agent (the proceeds may not be received by the property owner wishing to engage in the 1031 exchange).Concerning you transfer of the property to LLC,  the IRS stated that an individual transferring replacement properties to a limited liability company (LLC) treated as a disregarded entity (i.e., SMLLC) does not violate the Section 1031(a)(1) requirement that the property be used in a trade or business or held for investment.So if your LLC is single member LLC, you can transfer( after you sort out Due on sale clause with your lender) 

@Mian Rizwan  The old addage "if it sounds too good to be true, it probably is" has become conventional wisdom for a reason.Unsolicited, non-secured. 

You said, "it is a bottomless pit of back taxes" and "everything in the house is broken from A to Z" which sounds like a money pit to me.

So far it sounds great!