You get what you pay for.

There are a lot of tenants paying below market rent.

Also, even though we make negative cash flow, since its big house and income from house is a lot we had to pay more taxes. 

Also, if you don't want to pay for an attorney to set up you LLC's you can do it yourself and use a registered agent service.

Also any cost that I may need to consider to pay upfront other than the land it self (i.e. survey, permits, etc)? 

In other words the subject property owner's tenants benefit from that property that subject property's owner does not own (and thus pay more in rent, vacancies will be easier to fill, etc).

If these were good, on time paying renters why would a seller sell and why at 70K below value? 

Now you need to figure out how to find deals and pay for them.

We simply mastermind together quite often and stay in touch about the market place, best practices and other real estate and management opportunities.  

In MN and NV I pay less than market with my PM.