Clicking his link takes you to: A1A Incorporation ServicesThe link you mention for sunbiz.org links to the Florida Division of Corporations´ Sunbiz™ web site. 

As a corporation should I open a sole owner LLC or is a better way to incorporate?

Better know who controls the water, corps of engineers, utility owned, state dept, and easement restrictions.Sounds like a HOA with home lots not a condo of attached units, so it's not a condo if your house is the only one standing.There is a process to un-incorporate the HOA and plat.Hard to follow your :-: short cuts, can you get to a keyboard?

I'm not a lawyer or CPA, but here's my research:First, this next link notes that construction (I read this as property management as well) in another state is regarding as conducting business in that state, so 'someone' is paying state taxes should they exist.http://smallbusiness.findlaw.com/incorporation-and-legal-structures/conducting-business-as-a-corporation-or-an-llc-out-of-state.htmlNext, a CPA I trust wrote me:The filing requirements for nonresidents is predicated on the manner in which the underlying entity (the property developer’s or crowdfunder’s LLC) files its tax returns.

Hey BP

So I want to start real estate investing but am unsure of which, in any, business entity I should utilize at this point. I intend to buy between one and four properties that may or may not be in the cu...

Don't you have to incorporate that into the plan?

Incorporation is an option but is expensive to setup and maintain if we aren't getting much cashflow.Shooting from the Hip - Possible Solutions?

I've recently learned that it's not necessary to incorporate before I begin and it can wait.

Yes, I am a broker but I have been in corporate sales for the past 9 years.  

Thank you.I was thinking about option #3 & #4.unfortunately the architect seems to be charging a significant amount for any design changes, that's what lead to the failure to communicate in the beginning.Here's some numbers:Floor Plan Existing 1,085 SFFloor Plan Addition 1,183 SF2-Garage 441 SFDesign Cost Rough $10,000No scope of work define and No specifications.needless to say the Architect of record is no longer associated with this project.I think I will approach them with option #4 to scale the scope of work down, and incorporate option #3 to find way and cut cost.Thanks You very much.very Helpful.Cheers