We had it listed with the local hot shot realtor (and she is great but no offers..) for three months..so we went back to FSBO to lower the price to what we felt was very attractive..and our realtor agreed..nice price.

I think forming LLCs for real estate is largely a hot topic among newbies and small investors because it sounds exciting and people will pay to attend the "guru's" conference or buy their "how to" materials, not because they add materially to your liability protection or your investing portfolio.

Almost everywhere the market is very hot right now especially for multi family.

In this hot market you'd also submit proof of funds (Can be Bank Statements, assets, etc) and your preapproval (If applicable).Many agents will give you back a part of the commission as well. 

The boiler was under water , ( there is $ 8000 )   , the hot water heater was under water , ( another $1200 ) . and all the junk that has to be hauled out .  

They also put gas in the tank, give you the instruction manual on how to operate that machine, and get you on your journey so that when they leave, you are on the road to a payday.Well said Rod.

Originally posted by @Fred Heller:Where in Texas is the rent too damn high - Texas Monthly Even with rapidly escalating rents, the SFH market is so hot that with median home prices on the rise, even well priced properties don't make 1% when they're placed in service.  

Has water heater tankless for hot water.

I have only purchased properties in the green areas before but I know several are buying in the Clark Fulton area (lower right hot area) and seem to have success.  

For advice, I would just say that while yes, MSP is a hot market right now, that doesn't mean you should just wait for it to cool down.