I pay their outrageous subscription fee (I think it's currently $695 but seems to go up annually, clearly they hope hosts move away from it and I am suspicious that my ranking has gone down because I am still on the subscription model) and my effective rate is 3.36% because they charge their 3% on taxes too (which mine are 11%).  

if you do not find one, let me know I can send you an attorney we use to create them. probably not going to be the most cost effective, but will get it done. 

There are often cost effective solutions (ie a few thousand dollars) vs 10s of thousands when you consult the correct advisors.

The metric to measure whether it works or not is the CONVERSION RATE, not whether or not a deal was made.If your conversion rate is 0.03% (like it usually is for DMM), spending more money to get more mailers out does NOT change the effectiveness of that strategy.

House hacking is definitely the simplest and most cost effective way to get into the market if that works for your situation.

The “tales” of nothing down/seller subordinates “down payment” done successfully almost always hide the most important information - that the buyer either provided additional collateral (such as real property owned “free and clear”, a certificate of deposit in an amount greater than the down payment required, or the buyer is financially strong enough that part of the financing was in effect a personal loan or line of credit. 

If separate, is GP taking the 20% split + their share as 10% LP or does 20% include their 10% equity (effectively equating to a 10% GP bump)Loan guarantor fee and dispo fee is a little higher than I have seen many other deals.  

First of all - most people (including real estate investors) are lazy and will always gravitate towards promises of quick returns / passive income promises.But also - what you are describing is something that AirDNA does extremely well and automated - it can be a little pricy, but way way more effective and accurate to do this with that tool - highly recommended

I would also like to know what effect business structures have on taxation (LLC/ LLP/ LP).

How do you think this will effect rental rates , home sales ,  construction costs , and insurance costs in Florida and up and down the coast  ?