Local banks will likely not have a problem lending to your LLC if the deal pencils out, but they’ll typically come with a slightly higher interest rate and a 20-year (possibly 25-yr if you’re lucky) amortization, which will impact cash flow.I’ve made several purchases using the local commercial lender route.

(This one is more time intensive for less immediate impact, but is the gift that keeps on giving later down the road).

Everyone wants to keep their tenant for 20 years, but that just doesn't happen automatically and there's no real way to force it.

There's a lot of creative wiggle room here - I could sell 1 or more of the properties strategically based on which property would be impacted the least by capital gains tax.  5.

As @Bill Brandt said there are some rules they have to follow in identifying their replacements that can impact what they actually purchase. 

Would this have a negative or positive impact on the mobile homes?

I'll sell it to who I want and if I don't want to sell it to someone I can't be forced too.The question is: is it your shirt?

There are other items on your tax return that can impact the computation under certain circumstances.  

We are improving the property which FORCES the appreciation....but the 4%-10%....or in your case 0% appreciation isn't included in the math. 

I believe that having an out-of-state rental property is a great (if not the best) learning lesson for all because it forces you to find a team of people to do the small tasks involved in real estate.