Lots of factors at play here.

Remember banks look at it from a net proceed standpoint so they factor in the net after the closing costs are factored in. 

If you're going to use them on the sale side you just need to be sure to factor in their commission to your expenses. 

I see its easy to set up an LLC online, just question the strength or if my operations would compromise the integrity of the LLC. 

that sounds like it could be a recipie for disaster - the truth is not the deciding factor - please make sure you get all the rules before you buy anything.

It's amazing how many people will pretend to be someone or something that they are not and will distribute information not based on fact or truth.You keep pointing to information that you found on the web, but how many other sites did you not mention because those sites did not agree with your position.

From these three avenues of education you will begin to learn about several other sub-topics which will play an integral part in your business.* Marketing* Negotiating* Building a Team ( Agents, Attorneys, Contractors, Accountants, Other Investors....)* Farm Areaand so on..

Your numbers will be impact drastically based on this one factor like @Ann Bellamy points out.

Hopefully remediation costs were factored into your purchase price.

This all are factors in the price.