I'd like to keep and maintain the LLC and use the relationships it has already built with existing vendors....

As a first deal, remember that it is a journey and experience comes through transactions and relationships you form throughout your RE Career.One of my favorite quotes is that you either win or you learn. 

Keep the relationship as black & white as possible.

Any method is going to work better if you build a relationship with the lender before you even buy it.

The school district is excellent and the rental comps are fair on par with comps in the area as pulled from my realtor. 

This gives you a kind of immediate secondary relationship that might make it easier to start your "team."

The 1 in 50 times where this simple litmus test gets it wrong isn't worth the time suck represented by the other 49 times.Those that WILL drive to your office even though you previously didn't sense any motivation, it is probably worth your time to run a full CMA, offer them coffee, and start that relationship.

You can become excellent at analyzing SFH in a matter of weeks if you're diligent.  

they said its in excellent condition

I would try to build a great relationship with a realtor.