The email was short and challenged us by implying we were looking for investing planning and not tax planning.

For my family investing OOS is a big long term goal (most likely south with mountains), but it's never been the main plan. 

And all the tenants' security deposits and all the buyers'Earnest Money Deposits don't need my asset protection, as they are not my funds, and are certainly not covered by any of our Umbrella Insurance Policies. 

Not if insurance paid for it.

In smaller towns, this is usually a specific individual within the Planning Department. 

If you are planning to invest in MF, the 2-day weekend Sumrok training is very helpful. 

They can offer valuable insights into the local market, potential rental yields, and specific considerations for a rehab project like the one you're planning.

I plan on using that equity to get myself into real estate investing.

There is plenty of tax planning opportunity with a property type of that size. 

How have they accounted for reserves / contingency when things don't go as planned.