This property would sort of offer them a little gem of a find, inexpensive and close to campus.... that is if I could get it cleaned up.

If it was regular housing I could get maybe $2400. 

huge on property investments for rentals/rehabs and all. it's still a lot of good things going on. they're cleaning up big time even in the distressed areas the dusty big bad wolf houses are being blown down, so in another 2/5 years a lot of properties values are going to go up, and a lot of people are coming back with that tax abatement, paying no taxes on the homes for 15 years is motivation.

He also posts here regularly.

Under 150-200k (not a huge problem, but I hear on the BP podcast of far cheaper properties being bought somewhat regularly)2.

While appraisers shouldn’t take too much into account about how clean and pleasant the tenant is, as noted above, everyone is human and such impressions can make a difference.

What if you do a personal guarantee with a regular mortgage broker and then quit-claim the deed into the Llc at time of closing?

The house just needs carpets cleaned and a little paint, easily under $1k of work.

if the driveway isnt TOAST.. maybe a good cleaning and some repairs?  

So many of the smart folks (I'm listening to like 5 REI podcasts regularly #addict) persuasively recommend an SDIRA over just relying on the Stocks & Bonds Industrial Complex.