@Taylor L.Actually you do not need a custodian with the Solo 401k plan, it is not required unlike with SD IRA. 401k plan/trust can be setup with account holder being the trustee/plan administrator thus eliminating a middle man (custodian) and all related fees that come with it, not to mention red tape, delays and inconvenience. 

Nevada Administrative Code requires the Nevada Assessors to use Marshall & Swift Building Cost Service to determine improvement replacement costs, minus depreciation.

There's some expansion happening on the air force base I'm told, but not sure that will happen in current administration.

We would do a TIC with you but you would need to bring in more than 1-2Mfor it to make it worth the administrative burden.Again when we sell the asset in 5-10 years anyway you will be in the same but worse predicament.

Now the current administration wants to increase taxes and regulations. 

The previous administration was run by a real estate mogul and was totally fine with all the real estate investors taking advantage.

creating an LLC for each property sounds like an administrative nightmare.Imagine having 10+ checking account numbers, 10+ debit cards, 10+ checkbooks, potentially 10+ tax returns...etcLook for the right fit of properties within 1 LLC where you feel comfortable with the exposure.Consult with an attorney.

I just don't understand how this administration doesn't understand the consequences of printing and spending money frivolously, as if there are no consequences. 

I'm seeing 2 points gets you down to about 3.25% (moderator, US Commercial doesn't do conventional financing, so this is not a solicitation), but there's no way to define this as a rip off.Your points are going directly to to buying your rate down and total lender fees for underwriting/processing/administration etc...of $1290 are not horrific. 

Thank you @Frank Chin @John Mocker @Stanford RoweI see that in the link Dissolving HOA's  you provided, it says "If the homeowners association then doesn’t pay its annual corporate fee to the state, Florida will administratively dissolve the HOA."