A more streamlined approach, which still offers a significant degree of protection, would involve grouping properties by state under separate LLCs, as I did.As you delve deeper into real estate investment, you may also want to explore syndications and private placements.

I'd plan to offer him a cash offer of $900k, or $100k cash down and he take back a note for $1.3k.   

Real estate offers by far greater returns, but is also by orders of magnitude more work.

Made this offer a few times over course of 6 months and gave up on it and the seller came back with favorable contract.

I noticed in a market I am in that there are several properties that are listed in the MLS that are below the comp values. They don't appear to require any repairs.  Example is the comps come out at 310k. They are ask...

I subtract that from my offer and run my numbers as:Rent (estimates from the MLS on closed rentals in the last 3-6 months; we have access).Insurance (we go to an independent broker; who happens to work for my company, so we bid everything out to dozens of insurance companies for some estimates)Taxes (we challenge them after a year of owning)Water/common chargesWe do not add PM fees as we manage all of our properties ourselves. 

We are already seeing the market in Tahoe and Reno, NV picking up with multiple offers and short time on the market.  

The ZenBusiness Premium package and the local attorney are the two options I'm most strongly considering, given that they offer the most comprehensive services.On one hand, ZenBusiness seems like a streamlined, cost-effective way to get things rolling, especially with the added features of the Premium package.

And some cool houses have the permits.The rentals in Hurricane that do well can sleep A LOT of people and they offer something unique, something different.

The issue with the stats was that a lot of times an all-cash offer was considered a sale to a foreign investor so the stats were not great.