We are creating an LLC, and I wanted to find out if anyone has done this (an LLC with people who aren't familiar with each other) and could recommend some best practices for forming the group and any essential language for our operating agreement. 

It is essential to have a strong team prior to pulling the trigger.

I see this as a cost of doing business and essential to being able to rent a house for top dollar.

So if someone offered seller financing at a higher rate, higher purchase price but 10% down vs a bank where I could get a lower rate, lower purchase price, but higher down payment 20%Essentially I am trying to see what I am paying in opportunity costs of choosing 1 over the other.

I'm considering a good school district and accessibility to amenities as my primary parameters.

We had to settle a minor contractual issue on right away access by essentially having to pay money to local officials o/w they would not support it even though legally we had a right to access the property through an adjacent property (land locked).  

We have bright spots like the tax increment district called "Montana Connections" out by Rocker that is constantly growing, Northwestern Energy's beautiful new building in the heart of Uptown, and the ever increasing enrollment at MT Tech.

Essentially the data is generated by the USPS- United States Postal Service which denotes when a property is vacant or appears vacant (this includes Tenant move outs, Inherited properties, Bank Owned, HUD homes, etc.) 

The nearby naval base has brought in some more squadrons and the school district just passed a $60m bond for a new high school.

Drive around, talk to agents, join a REIA, talk to people in the neighborhood, research prices, tax history, school districts, you name it.