I had a steal of a house, accepted offer of $45k ARV $200k.  

Sometimes there are huge steals to be had, but no one is going to convince me that I can just write a check, stick it in the mail, and get a risk-free 30% ROI.

Sometimes they're just used to conceal identity, so I'm not sure how often they're being used in conjunction with an LLC, but lawyers are out there pitching the use of land trusts, or trust+LLC.Also note that as a new landlord, when the bank underwrites your conventional loan you will not be given credit for the rental income of the new property.

Every property is unique, every property is different, no two properties are identical, even in condos, no property can occupy the same space as another, which is the location of your subject property and to every location there is a value

My current property has three identical floors (about 400sq. ft each), and I'm also living on one of the floors.

If you are looking in a cookie cutter addition where every house is basically the same and all of the houses are within a few years of each other finding the market value is simple you just look at what identical properties have sold for over the past 12-24 months.Moving out of the predictable additions makes the process a little more difficult however if you are looking in areas where a majority of the the homes are being bought by owner occupants the process is still relatively simple.  

A well designed direct mail piece clearly communicates YOUR IDENTITY (including a photo etc), the seller's PROBLEM (so they can identify with it) and your SOLUTION (what you have, why it's the best solution to the problem, why you are the best of ALL THE PEOPLE OFFERING THE SAME EXACT SOLUTION).

I know, I'll steal someone's listing that looks better than mine.

For years I have been talking about getting back in the market, but let working for someone else steal my focus.

However - if this is a nice area, and the units are identical, the rent on the one side is way low.