Knowing how to run comps to determine an ARV (After Repair Value) will help you figure out your MAO (Maximum Allowable Offer) when you factor in the rehab costs.I would also suggest not providing your own rehab cost estimates for the property you are selling to your buyer.

Let me add...I am not suggesting that anyone install a new hardwood floor in a rental.

I know the basics of what I will and won't allow, but I'd like for any and all suggestions on things I may not be thinking about.

definitely beyond repair.Any other suggestions?

I'm in the Pittsburgh area, but all suggestions welcome.

Any suggestions would be greatly appreciated!

This document is very helpful, I suggest you read through it and educate yourself on landlord rights so you avoid any trouble.   

A builder/developer could theoretically JV with any service provide whether it be their zoning attorney, architect, or sub trades as you suggest.

On the LLC "layering", I suggest researching the term "disregarded entity", and than checking your states SOS on single members LLC, odd's are they are disregarded entities. 

For those not in the know, Homesnap is one of those "free" sites to do whatever marketing of self, at least how it says of it, in truth it's trying to be a zillow in manner of driving traffic to sell leads.