You have to factor in analysis of the "hassle factor" such as flying out to view the property, time taken to do so (I don't recommend buying anything sight unseen).  

Lots of factors at play here.

Remember banks look at it from a net proceed standpoint so they factor in the net after the closing costs are factored in. 

If you're going to use them on the sale side you just need to be sure to factor in their commission to your expenses. 

@Regina Joners This article may be of interest to you and anyone else out there that is considering setting up an LLC themselves or having an online group do it: https://www.biggerpockets.com/blog/reasons-buy-llc-online/ There are many factors to consider such as annual fees, how to maintain the llc and keep it in compliance year after year, etc.  

that sounds like it could be a recipie for disaster - the truth is not the deciding factor - please make sure you get all the rules before you buy anything.

It's amazing how many people will pretend to be someone or something that they are not and will distribute information not based on fact or truth.You keep pointing to information that you found on the web, but how many other sites did you not mention because those sites did not agree with your position.

Your numbers will be impact drastically based on this one factor like @Ann Bellamy points out.

Hopefully remediation costs were factored into your purchase price.

This all are factors in the price.