For example, it you are borrowing $100k then 1.25 points will be 1.25% of that or $1,250 that will be added to your closing costs.

So at that point I could probably argue we were still under “market” a bit at the new price, but seeing as I’m already over the 2 percent rule by a lot at the current rent an extra 50 bucks doesn’t do much for me

It's my understanding that you cannot charge them for normal carpet cleaning, only the excessive damage, like stain removal, so you'd pay the regular cleaning fee, then charge them the itemized extra for the damage/stains. 

Then, they have people new to the business dial for dollars from a purchased list of investors that anyone can buy from LexisNexis.They might stick an ad on LoopNet, if the broker has room left on their credit card this month.

But the disregarded and actual reporting of the property plus the added rationale of lender requirement makes a strong argument.But yes an unseasoned or asset stripped LLC that is also disregarded is considered a lending risk and it will be tough to find a conventional lender who will lend to it. 

I recently did the same and have been enjoying the added capabilities of PRO.I'm also a new investor on the Northshore looking for buy and hold properties between Slidell and Hammond. 

Nothing worse than adding real value, especially to the OP and being ignored like Tim, Chris and Jay mention. 

And my units have a lot of deferred maintenanceAt the end of next year the seller financing will be done, and an extra $4000/month will ease the pain.I think I will survive it, but in hindsight, life was great without them, ok with them but make sure you can let someone else manage them.

If I were to move out I would have an extra 550$ a month coming in over my mortgage. 

Something you may want to try is contacting some local wholesalers buy calling the number on bandit signs or "As-Is / Cash Only" postings on Craigslist and explain what you are looking for and ask to be added to their buyer's list.