Your tax rate will likely be the same regardless so if that is the primary reason for considering an entity you might just buy personally. 

I would recommend looking at the hassle of finding a new tenant in comparison to the cashflow lost by not increasing rents to at or near market rate.

My interest rate is crazy, and my down payment had to be over 30%.

Things in Baltimore can be BRRRR and allow most if not all initial capital to be pulled out, I've seen cap rates at 9% plus there in my limited passing glances

He has a broker fee, 5.5% interest, 5yr lock on rate with float, 3 yr prepayment penalty.

I've even had a lender approve refinances on rentals in a business name (after another branch of the same lender said "we'll only do commercial rates with business ownership"), at residential rates.

However, in the prime areas of Austin the cap rate is about 4%.

At any rate, working with a remote CPA is fine so long as you are comfortable with that.

As for the ARV "based on Cap Rate", that's not appropriate.

Im no help as I always pay private investors a set interest rate for a set time frame.