So I'm looking for a way for all of us to ensure we have some sort of ownership of the home with only the investor being the guarantor so my fiancé would be at peace with this.

All good.I agree it is in the past and the OP posted about what sort of rent increase he should do and not about his expected cash flow. 

This whole tax situation is got my head spinning and sort of wish we had not done the llc...

Some of the other fellas input is fine, but in my worst years, I've done 10X better than 1.75 or even 5% overall if I had to pull when it was down.

I'm not too great at rehab numbers and where that should leave the rest of the property's valuation.I'm pretty sure the numbers work on a 110k (-15k DP) @4% for 35 year mortgage, I think this sort of offer is reasonable for both of us.We will meet in the future to hammer out the details, but he seems very adamant about doing this deal with me and making it work for both of us.

Banks will consider your IRA as liquid if you’re going to get a loan because you can take it out at any time with the worst case being penalty and taxes.

Purchase price: $207,000 Cash invested: $1,500 Sale price: $289,000 Bought in 2007 at arguably one of the worst times.

Ask yourself a simple question, if you could not buy the property you own, are the 3 properties reflective of a comparable substitute, GENERALLY SPEAKING (I'm all caps because you seem like the sort of person that likes to get bogged down on small details).

I'm just wondering if anyone has a spreadsheet or an app that helps you track your analyzed deals from best performance to worst.

Being a recent UMD alum as well, I feel that I know the amenities that renters in the area are looking for, and I believe I have the stomach to deal with a landlord's worst nightmare--college student renters.