Yes, it is a bit more of a hassle to have to physically show up, but for me, I feel I will be 10x more successful if I negotiate in-person.

Is it worth incorporating LLC?

There are all kinds of scientific (i.e. physics) reasons why this occurs. 

If you know for certain the property, or at least the physical house, would not see water during a 100 year storm, you could have a survey done as part of the inspection to confirm the elevations throughout the property.  

If their lease has expired and they seem to still have their stuff in the house, then you will need to get a "Writ of Restitution from the court in order to have them (the tenants) be physically removed from your property and legally evicted. 

Essentially you buy a 2-4 unit property, eliminate your rent payment and live for free.Investing in Real Estate does not always involve buying physical property.  

I had one 20+ years "experienced" agent do a CMA by going physically to each house (so I was told) to determine how much to list my house.

If not, how do you incorporate that into your analysis?

How is something that incredibly cheap when compared to same physical product in Cali.

Hi Everyone,My wife and I just incorporated and are still getting everything established for the corporation.