@Edward Liu Right, this is what I am planning on doing, I’m trying to gain a sense of understanding when and if to walk away?

I have heard people in forums says regarding cap rates to pay attention to the overall trend.

If your number of assets is getting larger you may want to have a discussion with the attorney about an estate planning aspect, for example it may make sense to have ownership of the properties in some kind of trust, but if you don't have many assets (or dependents) then maybe it's premature at this point.As far as filing to create the LLC, my usual advice is, if this is your first time, use an attorney and pay attention to what s/he does.

What I will gain from you: I am looking to complete my team, so I hope to make contacts, especially a lawyer, property managers, and contractors.

Sure you won't get top-of-market value, but savings from deferring capital gains taxes, avoiding 2X transfer/recording costs, etc. may be worth it.

Besides, what would a seller gain?

You then get the ease of management that comes with great tenants, and the equity gains from the forced appreciation. 

@Phil Fowler Yeah, unless you have enough assets to use capital gains or asset depletion as income, you're not going to be able to find traditional financing without a job. 

Inspector came back and said that my house needs some attention underneath and that it needs to be done before selling. 

I've experienced that in lower class properties priced under market, usually the tenants won't want the attention so they won't complain, but in A/B properties and especially when you are at or above market rate, tenants (rightfully) expect their units to be fully functioning in good condition.