I am hoping to use my knowledge of construction and contacts to do some flips to raise capital but would like to work towards buy and holds.

I currently live here and was born and raised. 

Should I setup the LLC now and do my first deal under the LLC or just play out the first one to test the waters?

I can see both sides, but I'd like to hear from people who have tested this (preferably someone in Frederick County, or Maryland in general but all are welcome).Directly stating the sellers situation may irritate them or produce the question "How did you get this information?"

Lower CAP rate generally means better area which comes with a lot of benefits such as: easier to keep rented, easier to raise rents, better quality of tenants (due to higher rents) and better value retention/appreciation.  

They tested 2 CRMs.

I may end up putting in the time to test it and see what kind of results I get.

Being able to close quickly will help you in today's market.i was born and raised in Dallas Texas so I might be a little biased.  

And that they are not a flat fee property manager because that gives them no incentive to raise the rents.

I understand slightly raising the rent and keep the difference, but there must be more to it, what is the profitable exit strategy?