There'll be plenty of time to form an LLC later.  

Heck, I had to rent the place in the middle of December once and still had plenty of applications. 

You can find plenty of cash dole properties in Lawrence, and some areas (like much of the city) are just fine.

We've had it plenty of times where a seller would say they'd take X amount (which we never, EVER disclose) and then get a offer a little higher and the sellers tell us they aren't going to give their house away. 

Ive got plenty of late night hours to help in any way I can with the deal. 

So my thinking is if I can get it at 138 i could sell it at 148 and then investor would put another 23K in it which would put investor in at 171 so I think if they sell it even at lowest of 230 their is still plenty to be made.

There are plenty of hard money lenders in every major city in the country that will fund deals without having to deal with the crowd.  

And PLEASE remember to take plenty of pictures!!!!

Jobs are plentiful if you work in Chicago or go east out of Kendall County.

Just for your info, i represent hundreds of LLC's and work with plenty more and have never seen one elect to be treated as a corp for tax purposes.