My issue with LO's is that the landlord is still on the hook for maintenance (certainly for significant maintenance expenses) and retains landlord responsibilities and liability.

You essentially sell the house to the bank without paying capital gains, retain 25% equity, and still get monthly cash flow!

It (Warren) continually gathered more snow (capital), making it move faster and able to attract/retain more and more snow.

Money is deeply emotional and tied to perceptions of family security.Your fiance has already clearly signaled to you that she needs more security in the immediate future than you do - you're both just starting from different places. 

To retain and attract good tenants, sprucing up the exterior of a property it is a good investment.

I collect the nonrefundable retainer of $250 (half of deposit), and then at the last minute they back out.

In North Austin I'm seeing a fair number of retail vacancies at the moment - a RE attorney I work with said that rising property taxes are putting extra pressure on NNN tenants to the point that some owners are eating part of the rent increases so to retain tenants. 

Also property manager/Broker combos that have one client interested in selling their property and since they want to retain the management, they deal it out to their investor pool off market first to see if another one of their current investors is interested.

With regard to the series llc and having a seperate checking account for each series could the master or one of the series be a management series only managing and not owning any property. the management company pay all bills and sign all leases.

If you cannot find a buyer and you cannot buy the property, then the EMD provides compensation for damages caused by your breach of contract; your EMD is forfeit and your responsibility to the seller ends.Seems to me that $1000 or $500 or $100 or whatever EMD you can negotiate is less risky and less costly compared to retaining an attorney to defend you in court.