You can open up a UPS mailbox and use that as your LLC's main mailing address. 

This is actually one of the main points in the sale speech of many SDIRA custodians and administrators.

I looked into them mainly because I had a pretty sizeable IRA balance, but not much 'cash' to invest so I saw it as the 'logical' way to invest in real estate. 

My main goal from REI is to be build a large enough RE portfolio, while finishing my military career, for my wife and I to become financially independent allowing us to focus solely on REI after my retirement.

The seller has provided me with a 2013 appraisal that is quite thorough and has many comps and valuation approaches, but obviously is 5 years old.He also told me that they have a recent appraisal that was done and when I asked to see it, all I received was a couple of sentences that used the income valuation approach to come to the same price he originally offered.My main question is what value does the income valuation approach have to a property that could potentially be vacant in 3 years?

I got some reports and there seems to be structural damage due to flooding from a water main in the area.

I have two main questions: 1) How much under the asking price should I offer?

During inspection noticed cracks in the driveways and after further investigating found roots causing the cracks and were going into foundation..My main concern was roots damaging pipes before having that issue I had tree removed.Honestly I have no idea how big are Cherry Trees and how are the roots.

I've since bought a fourth and really like the business, mainly because I haven't had any negative cash flow property yet and they all start to have positive cash flow within two years. 

One unknown (example bad sewer main) can throw this into retail or above category.