If you can get that down a percent your CF would go us as well.I'd be curious to know how this plays out for you.  

The clause should explain exactly what happens if the bank defaults and under what conditions the earnest money is returns or not returned.I understand this is all  new to you, but this should be child's play for an attorney.

There are some considerations at play here.

I have considered solar power but I would much rather Sub Meter the units. 

She had a conservator which had power of attorney to sell the property in her behalf.  

Yes we Landlords want to protect our investment properties but in Chicago your tenants win if you don't play by the rules of tenant rights.

Should I setup the LLC now and do my first deal under the LLC or just play out the first one to test the waters?

If you are a do it yourselfer, buy a gas powered pressure washer or remember to include that in the annual maintenance of the exterior. 

I recommend staying away from bad areas and focusing on somewhere where your long term exit strategy will play out.

Otherwise if you call and just say that you are confirming the showing they may just play dumb and go along, then not show up anyway.