@Ricardo Hidalgo hit the nail on the head!

I would love to be able to work with you down here in the beautiful state of Florida.

It could very well be the route that is "cheapest" now, ends up being substantially more expensive down the road.If the costs above are not worth it to you...maybe pass on the LLC and get yourself a good insurance policy, and maybe an umbrella policy personally.

Focus on how to juice cash flow if possible (rent by the room, separating spaces, etc.) or decreasing expenses (assuming a loan, looking at new build incentives, aggressive offers w/ rate buy downs that work for you, etc.) 

The seller for this property is motivated because he never intended to be a landlord and wants to move to Florida.I want to try to get him to understand all of the expenses that I need to incur as an investor and that my offer price comes down to the number my spreadsheet shoots out basically.

I have new head shots coming this July!

They probably dont want to put much money as a down payment, right?

I unfortunately had to shut it down due to medical reasons.

Another way to look at this is its 2% down from the high... 

Ultimately, if your CPA is shutting you down on this, without presenting alternative options, it may be time for an upgrade.