I only had one potential client I had to actually try to talk out of a deal and if you're smart enough to be on this forum if I told you the details of the deal you likely could've told her it was a bad deal too.

I don't know since I only invest where I live (central Illinois) but I would suspect values are very local.

If it is a C to D location then owning it might be a negative and instead have a fluid lease where when a better location opens up were you could drive many more sales you move there to lease or try to buy the real estate.It's all situational. 

Friday I met with my realtor and I only gave her 25% of the list, I figured she would probably try to gain more business from the seller because they don’t have anyone representing them.

Most states require you to register your LLC formed in another state as a "Foreign entity"  This negates any benefit you get from an LLC in a state like DE or Nevada. 

I'm not sure I can at the moment as I only have about 50k cash (soon to be ~130k, but I don't want to be gambling away inheritance).

Houston is a complex market and I don't know every neighborhood, I only know the south side really.

My apologies if I'm showing my greenery here, but I'd really appreciate your input on exactly how the numbers play out and why, ultimately, this may be a negative deal.Thanks for taking the time to read!

@Jon Holdman I only have Tenant A who is hiding Crackhead B in my house and not telling me who he is. 

I only find REI business websites to buy shares and that's all.I know you probably can't give me any advice that fits ideally to my problem, but you guys seem pretty creative in finding solutions ;)