@Tim Delaney is an investor in the Buffalo market and shares many of your views on its long term potential!

In addition, his point of view is that any attorney worth their salt can find a way to defeat an LLC, they aren’t the rock solid wall people think they are by a long shot.Again, this is what I was told, so please find the answers from an actual attorney.

This will give you one critical piece of information, that it may take X days to get an offer and sell, and the second item will give you what your competition is right now.

I have been leaning toward acquiring existing assets as new-build in my area is about as expensive as existing assets AND it takes years to spin up until cash begins to flow.   

Wow, take a breath, based on what you wrote here you've earned it. 

I would say that is about right.And in the end, as @Arn Cenedella wrote, it is as much art as science...so even the best killer spreadsheet only takes you so far. 

Your goals will define the route you take on this but building a list for buyers/investors is a time-intensive activity and the list is a living and breathing document.

The property, though is not beach front, nor does it has ocean view, is just a short drive from some of the best beaches in the west, which are great for surfing, snorkeling, SCUBA diving.

It could even be (more) interesting from a lifestyle point of view as you'll get to stay in different cities/houses every time you go.

Did you take down your previous site and rebrand?