I only have a few years under my belt, but I currently use COCR as my primary deciding factor for evaluating a property. 

Well, they could change the design that's been announced.

You also will definitely have to factor in remod costs, almost every building up for sale is around 80-120 years old, lead paint, old furnaces, old doors etc etc. 

Karen, I won't be attending but I can recommend a tip that could save you thousands of dollars: Leave your credit cards at home.Most of the free / low cost seminars give you a few crumbs of information but are mainly sales presentations designed to "upsell" you on more expensive "boot camps" and/or "mentoring programs".They all follow the same classic sales formula, they'll tell you that it normally costs $X (you can even go on their website and see that price) but "today only" or "only for the first N people to sign up" they're putting on a special deal.They'll do the whole "this is how much it would cost individually but here's an incredible package deal" etc.

Whether to have an LLC or not is a complex decision based on many factors.

Your repair costs seem like they may be accurate but the other factors are the problem here, this is expensive for what you get in TX and I'm going to assume that it is in the downtown of a major metro area which is why the price is so high.

It's the same with WOW factors.

Since it is a rental any increase in value will be insignificant so shouldn't really be a factor.

I did not offer any compensating factors like a cosigner or double the security deposit. 

Also, if you're not skilled at rehab design (interior/exterior design), I HIGHLY recommend you hire a designer.