On the other hand, a 24-year history with an 18% net IRR that includes some losses may indicate a more seasoned sponsor who has navigated multiple market cycles and learned valuable lessons along the way.Regarding internally managed operations, like property management (PM) and construction management, scale plays a crucial role.

Any thoughts or opinions on doing something like this?

I'd like working with him so much, I got my license after this project and joined his team : )

My name is Mike Leo and like the title says I am from Pittsburgh, PA and new to real estate investing and BiggerPockets as well.

Seems like the more rural counties use this system?   

The national office market is showing signs of stabilization as major corporate tenants like Bank of America, Fannie Mae, Bain Capital, and Verizon commit to large lease renewals.

I would like to know how to convert my 2 units single property to my LLC?

If they are constantly closing they will likely have buyers already lined up in their market. 

Or perhaps most likely, the seller will counter your offer with a higher price or different “terms”.  

Based on what I have heard/read thus far, it seems like I don't need a formal legal structure such as LLC for running this is as an active business (but I may set up an LLC for asset protection, which is allowed by my mortgage lender).