I’d recommend listening to the straight up Chicago investor podcast for local information, going to the variety of meetups that are in this great city, and meeting a lot of the people posting here. 

hard money is typically: some amount down + points to get the loan + interest to service itso if purchase price is $325K, you might be able to get 10-15% down from your own cash + the HML for the restit's not clear from your post what is going where

Looked at salt water but found as the above posts discuss, there wasn't in actuality, less maintenance (just a different set of issues) and end of day, chlorine was still being used (even if a smaller amount).

Explore multifamily or out-of-state investments for higher yields.Setting up an LLC provides liability protection but has no tax benefit for you now.This post does not create a CPA-Client relationship.

Some who are major players doing big stuff.

I'd be curious to get your opinion or anybody else on the post.  

Net post-mortgage: $52,392/year.

Not an advocate or an affiliate of Kavi but just to add to the previous posts here.

Cost segregation is best for long-term holds and should be carefully planned with a CPA to align with your broader tax strategy.This post does not create a CPA-Client relationship.

Keep us posted, thanks Griffin!