I would see ABC Bank is the mortgage holder on the preforeclosure list.   

Here are a few recommendations: "The Millionaire Real Estate Investor" by Gary Keller, "The Book on Rental Property Investing" by Brandon Turner, "Building Wealth One House at a Time" by John Schaub, and "The ABCs of Real Estate Investing" by Ken McElroy.

It is easier to argue about facts (the roof needs to be replaced, the carpet is old, the sink leaks, etc) instead of the buyers' motivation.

However, how do you argue against the people who are using it that they need to change it so they can't do that anymore?

Here are my initial pro/cons of each approach:DIY RehabPro's: Gain rehabbing experience, ability to better understand timeframe and costs of typical rehabs, save $$ on labor costsCon's: Longer rehab timeframe and increased holding costs, quality of work may not be as high as a professional contractor (or perhaps the opposite because I have a higher vested interest, it could be argued either way)Contract it OutPro's: Ability to try out contractors to form relationships to support future flips, shorter time frame/holding costsCon's: Higher rehab costs attributed to labor , less personal rehabbing knowledge and experience to support decision making on future flips.

I'm currently talking to an attorney about reorganizing my investment business into LLC + trusts and then managing the properties through a separate LLC, let's call it "ABC Realty, LLC."

People will argue if the 50% expenses is too high and that properties meeting the 1% rule are hard to find.

That way we generally do not need to registered the LLC in that state (saving $) and with the ability to argue that the trust might be in a non-recognizing state, but the beneficiary is and the home state laws would apply.There are some bookkeeping and logistical hoops to jump through that are different than a standard LLC.

At today's interest rates, many would argue that young people should be borrowing as much money as possible, whether to invest in real estate, the stock market, or anything else.  

You are now proceeding to argue against that advice.Why ask for advice if you are not willing to consider advice that cuts against your own opinions?