Clearly they are doing this out of spite as they had pleaded with me prior to their notice to stay (during the closing) and I informed them I had other plans for the property. 

The tenant who is staying Ive been told (by the sellers) is the perfect tenant: quiet, employed, ALWAYS PAYS ON TIME! 

I'm still concerned since I was only able to stay there a few months.

My question is, should i file for an LLC while i am educating myself  or stay as a sole proprietor and wait until I get my first property?  

So she can stay in MF or go to SF or commercial or vacation rental or any other kind of productive investment real estate.

Stay involved, stay positive and you will get to where you want to be!

It won't stay around long enough for me to complete a pitch deck, approach investors, work on those details, and then return to the seller to make an offer, especially in the current market. 

Anyways, hope this one stays up.

Looking forward to making some great connections, personal and business and hope to do some deals with some of you. . so I will check back and stay in touch with any and all who reaches out to me. 

As an example of why you can't predict appreciation goes up with a single factor like interest rates, just look at the last 10 years - most areas have experienced tremendous growth in appreciation yet interest rates have stayed low.It sounds like your goal is to buy and hold, in which case I would just focus on buying in good locations, make sure you have strong cash flow, and lock in your interest rate with 30 year mortgages.