Another example of not to follow the herd but to check your backyard constantly. 

I made some mistakes at that time as I was just a rookie landlord but hey it was worth it! 

I will be a first time home buyer in a couple of months and wanted to know if I am going to pay with cash to purchase the home, do I have to have my credit checked?

.- Should I expect them to pay with a check or be willing to accept cash each month?

If it was worth substantially more than $20k, there would likely have been multiple offers and the ability to make them compete and bid over asking.

I'am using the BiggerPockets calculator, an app on my phone and I just googled random calculator to cross check my numbers and I'm getting 3 different calculations.

You definitely want to check local laws.

Your lease should cover the fact that they walked through and accepted the house - this includes the yard.also, regardless of the tree location you can take the straight line vertical and trim those branches in most locations - check with local HOA, building or code enforcement 

You would want to check with your CPA/accountant to see how he would like you to set up the second LLC. 

You should have no problem finding 20+ in your community and that will give you a good idea of what yours is worth.