Nothing wrong with a Wyoming LLC (although I will argue it's not necessary) but its emphasized over all else and that's causing real harm in how many are operating their businesses. 

If you bought an existing home and it had a massive problem your inspector didn't catch, your deal could go under.Am I wrong to think about it this way?

Pompano FL ,AT least quadrupled in price over the last 10 years Cincinatti great returns over 10 years, Indy Great returns and still doing well, Akron Cleveland, Tripled, quadrupled or more on value on top of 25-30% NET incomeWe were told we were crazy 10+ years ago, from the internet, well how wrong were all the experts :) Amazon now has 2 mill sq ft, Sherwin Willams built a massive 30 story new headquarters in the middle of the city, new Hotels, massive infrastructure and so so much more.

4) Or am I totally in the wrong in and you have another avenue you think a new investor should look?

I know it is a capital improvement and needs to be depreciated - which makes me think to claim it in 2023 when the work was done, but since we didn't pay it until 2024 - that seems wrong. 

Because I’m 57 and I don’t want to waste more time of what I already wasted with the wrong actitud.

Now, don’t get me wrong—I did accept the inspection report and signed the offer to purchase.

Never once came 'hey team, I'm sorry, we screwed up....here's what went wrong...'

Good opportunities, early stage opportunities, may not have the best online presence, but be otherwise legitimate.Also IRR is a vanity metric, it's the wrong measurement.

So, when they ask a question especially something that doesn't necessarily have a right or wrong answer, I often push back to ask them what they think.