If it looks like it's too good of a deal it usually is....

So you're negative $130/month on this property.Do that 100 times and you're in real trouble :)I don't mean to be too negative.

my agent usually does a 200$ home depot or lowes gift card based on whats closer as well as special gift. example- custom welcome mat or a front door placard with clients last name on it. if its a repeat client or customer or partner it would have to be more personal such as idk maybe local sports team tickets or shows doesn't need to be crazy but they wont forget you ever. 

My wife usually does our taxes as she majored in accounting (is not an accountant). 

(not so important but if they only require 15% down on a single family home that is usually a good sign that you are working with a flexible lender) Can I change title to my LLC?

I'd suggest trying credit unions as they are usually flexible with the minimum size.

Dilapidated properties, train tracks, school zones, busy roads, air strips, gun clubs, flood zones, etc.My goal is always to make sure that my buyer goes into an offer with their eyes wide open and as much negative information as possible. 

I assume the HOA Has to be some type of legal entity, registered with the state, usually the divisions of corporations, or whatever your secretary state calls it.BTW, is this a wood wall, concrete, etc?  

When I'm running through the numbers (I'm running them as though both units are rented out), the cash flow is typically negative or if it is positive, it's less than $100 a door.

I’ve had this happen before, usually it’s not a big deal but it depends on the tenant and the company.