If you value this property with a 10% cap rate with $78,9884 operating income, it puts the value at $789,840.

Do you have the EIN, bank account, and Operating Agreement?

The property is operating at a loss & the tenant is "soft threatening" you every renewal?

They operate in all 50 states, are very investor friendly & have saved me an average of 30-50% on my coverage.

Hard to get excited about $480 per month minus operating expenses (assuming I understood correctly)...unless of course you know you can expand as many of your expenses will stay flat while you revenue will clearly go up. 

I know there is some glitz and glamor to "being your own boss", but as a new agent there is so much knowledge that needs to be soaked up, and applied on top of the daily "run the business"/operations items, that it can be overwhelming.

I've c/p'd the gist of the numbers below: Property Specific Inputs Offer Price $ 90,000.00 After Repair Value $ 90,000.00 Rehab/Repair Costs $ 5,000.00 Annual Tax $ 2,315.00 Monthly Insurance $ 100.00  Cash Needed Acquisition Costs $ 26,720.00   Holding Costs $ 692.74   Refinance Costs $ -   Total Cash Needed $ 27,412.74           Rental Income Gross Rental Income 1.94% $ 1,750.00 Operating Cost Assumptions Vacancy Rate 8.0% $ 140.00 Maintenance 9.0% $ 157.50 Capital Expenditures 9.0% $ 157.50 Property Management 10.0% $ 175.00 Total 36.0% $ 630.00 Owner Paid Utilities Electric/Gas ($/month) 8.6% $ 150.00 Water/Sewer ($/month) 11.4% $ 200.00 Trash ($/month) 0.0% $ - Total 20.0% $ 350.00         Cash Flow Calculations   PITI $ 692.74   NOI $ 770.00   Monthly Cash Flow $ 77.26 Net Cash for Deal $ (27,412.74)   Cash on Cash Return 3.38%

(they operate North of the river)While I am an agent I use my license for my own investing.

Title company, Insurances, Contractor(s), know the market, know the days on market for properties.Find out from lender if there are monthly minimums, how many loans they're closing monthly, how quick it will take to close, and what they will need from you.You're going to want to operate quickly because the longer you have the money the more it will cost you, so get your ducks in a row.  

You will be able to tell a tremendous amount about the company and how they operate with one simple phone call.