A good investment with a solid PM will always be a better performer than an excellent investment with someone who drops the ball.

If you are planning on adding additional assets in the near future, then go with the higher projected numbers.Keep in mind, in the event of any liability claim (at fault auto accident / someone getting hurt on one of your properties, many more situations) your underlying policy will be 1st in line, then your umbrella will kick in once the underlying policy is exhausted.

Are they just far enough away from a metro area where a day trip would be exhausting, but a weekend trip would be worth it?

I am living paycheck to paycheck and have nearly exhausted my cash savings.

The organizer of the sale didn't know much other than an heir’s name.

Also, just the thought of the double closing and having to explain to a C buyer what is going on, exhausts me.

A multi family that you're managing will have better returns than an REIT, after all you're doing the managing!

Find that gray area that still represents a good deal for you but a better deal to the seller than an all cash, quick close deal.  

Obtaining a loan for an LLC can be a bit more challenging than an individual loan.

And because its a lot easier to get a loan on a primary residence than an investment property.