The lawyer makes the logical assumption you own the LLC as a way to shield yourself from liability.

@Michael McgheeYou are correct on a few of your assumptions. 

I made some pretty conservative assumptions, 10% vacancy rate, average rent, decent variable expenses to save for each month and this deal still cashflows pretty heavy and is about a 20-30% CoC return...

Your assumptions are wrong.

In his article, "The Six Pillars of Assumption," he also advocates the use of a trust to "dupe" the lender.

Projections of rent are just assumptions.

I've only run into estoppels when a lender asked for non-apartment commercial property.You should have an addendum address assignment/assumption of leases in your contract so buyer can enforce what the seller agreed to.

I am under the assumption that you should.

Some would likely need some refurb and I would avoid anything requiring over 10k in work, but even with this assumption I am still showing upwards of 15% COC for the first year alone and upwards of 25% if you include appreciation and any added value from improvements.Am I missing something important like high vacancy rates or some other reason why I would not immediately want to move on these properties? 

Compare the offerings in detail, see what has been omitted and what has been included in each, what assumptions have been made about rental growth and vacancies, how are the fees being charged, how is each one handling the loan financing, are they signing on other KPs for the loan, the list goes on.