Also on my days off I own and operate a property management/handyman service.

Operate on what you know: that until one is produced there are no leases per the representations of your seller.I would simply send a 30 day notice to increase them to market rent.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Banks only lend to a LLC if they are an operating business generating income.

Stop complaining and do the job.

I am a high income professional blessed with a schedule which allows for significant time off I'd rather spend with my family and hopefully investing rather than selling real estate for the commission (I'd rather work extra at my job).  

I spent a lot of years driving junkers, mucking around in crawl spaces fooling with sewer pipes, and using my week or two's vacation from my "day" job to get rental properties rehabbed.

We operate an restaurant in this location for 10+ years now. 

@Tom Gimer sorry- New phone, New operating system... still adjusting to Android. double space doesn't even capitalize on my phone!

With that kind of acquisition strategy, it might benefit to utilized a delayed purchase because most lenders struggle to underwrite deals in the span it takes for the auction to close.If you do it delayed, you can stay mostly liquid, then follow up the purchase with essentially a cash out refinance of the purchase price with rehab funds being put into an escrow account as well.Would be happy to explain further, but my clients that operate that way tend to prefer that method to keep getting their cash tied up too much.