They are exceedingly rare, thus very expensive, but I believe they represent an excellent long term steady income and store of value.  

Offer the agent 5%-6% to be paid evenly per side.

You just need an LLC of of a state that doesn't disclose, that owns the LLC that will own the property.What I recommend, for any asset you buy in any location, especially fo an A Class asset that will likely have little to no cash flow, is that you evaluate your potential CapEx expenses effectively.

I've torn one down and I've prepped another for demolition, but tearing down houses is crazy expensive.

For scaling your portfolio, consider house hacking another multi-family property to minimize living expenses while building equity.

Our recent fund was a preferred return plus a split on profit after expenses.

There is so much cost to running a (any) business, even changing a light bulb is expensive for a PM.

I dont like the manufactured pod holders/carousels because they hold like 24+ pods and providing that many will get expensive quickly.

As they are getting paid to provide a service.

Tax structuring and LLC advice you can get for a paid fee too.