All that said, I vote for 12-13% cap on a small C multi, which would incorporate the cost of professional management/leasing (whether used or not), at least $350/unit/year of capital reserves, turn maintenance expressed as a function of the vacancy rate and average tenancy (i.e. $600 per turn, which if assumed to occur every 18 mths, then turn cost averages $400/yr), and other repairs/maint at 5%/yr.

Does this sound like middle man wholesaling?

The guy who sat in the cube next to/behind me was a mountain of a man.  

That man just wants to sell your marketing materials.

Man, between that and not being offered 1.5 million by a Nigerian investor, I'm beginning to wonder that it's not them, it's me

I would incorporate it into the lease. 

This could potentially cut out the middle man (wholesaler or the person your buying from will probably be a wholesaler and you could jump up his list of buyers so he contacts you first.good luck on your adventures!

Man, it's a never-ending soap opera...If I was a Hollywood producer I'd make it into a weekly television series.

My business cc doesn't show up on my personal credit report.If your going to be purchasing properties with your LLC you will still have to personally guarantee the loan but it will not show up on your personal credit report.If you have really good credit you may also be able to set up a business line of credit with a local bank as long as you sign a personal guarantee.Your bank is going to want your tax ID as well as your "Article of incorporation" and your "Operating Agreement" for you LLC before they will loan money to you.

So are you incorporated at all and do you keep your properties or flip them.