They declined the wire transfer, but with no clear explanation other than to look at the TOS.

If it's just you that owns the LLC, it's considered a Disregarded Entity which means you virtually have no Asset Protection and it's just like you own the property in your own name.

I imagine it's similar to St Louis but I'd be willing to bet it has more going for it and better appreciation.Happy to share some resources, learnings, and even history/performance of my rentals I've had for 5+ years.

Parma the hood, umm no. 

But the IRS says no it is profit. 

Then if in X years the mortgage rates go back up to 5 or 6% it will drive down the property prices because suddenly people can't afford as much house because the rates are no longer 1% like now.

No matter how well you plan, there will always be unforeseen issues – from hidden structural problems to unexpected repair costs, or project delays.

Also know that commercial values are determined by the assets existing performance via their financial statements using the NOI and cap rates, which differs a good bit from how residential real estate is valued using comparable sales.

There is no obligation to honor your contract since the owner is deceased. 

I haven't had luck connecting with them yet to advertise my property to them as an MTR.I've had it listed on Furnished Finder for a week - with no furnishings in it yet, but with comments that it will be furnished soon.