However even if I increase utilities, vacancy, capex by 5% all around, I'm still near $300/mo.

Also during the ownership you can increase the value by improving the property and getting your feet wet.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

It's simple and can't be easily used to give potentially false impressions like IRR can.

Everything else you mentioned, like improvements and Section 179, are basically ways to increase depreciation.

Simple , you buy it 

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

In fact it may even create some more tax return complexity but should not increase nor decrease your tax.LLC are mainly used for liability and asset protection.

The services should be to help maximize cash-flow and minimize associated fees to increase a repeat client pool.

I need a simple sentence or two I can send to sellers to weed out those only interest in selling/renting to owner-occupants.