I would like to use the services of my own property management company without obtaining a license in the other state ....because i am not managing for a third party.Does anyone have experience with this scenario?

When you get down to a granular level you have to make room for and build a brand new kitchen which will be very expensive not to mention the rest of the rehab. 

The rest of the documents like Operating Agreement, is whatever the members of the LLCs agree upon, correct? 

We also ask to clean the rest of the walks of the house.

It looks like you are calculating based on cash on cash, but I'd think you'd want to include some financing/debt service etc stuff in there too.There's nothing wrong with buying something for cheap. 

I like different real estate listing services for different reasons, Redfin, Realtor, Zillow, Trulia etc. however they all seem to give vastly different property tax estimates that can take a property worth considering offering on to one that simply wouldn't work.

If so, do you have any reviews for this service? 

For instance, what if the tenants see a big issue that you cannot immediately service and elect to pay rent over to the court causing you to experience financial strain or even default on your debt obligation?

Establish a propsal , seek investor and actual have something to offer them instead of realtor services. 

Since the taxes are unpaid, it is likely the property is paid off, unless he has a lender/loan servicer that is just being lazy and allowing unpaid taxes and fees to accrue.