One of the properties I am talking about using for collateral is raw land that I am looking to develop. 

I'd recommend buidling over buying in miami for equity, I'd also recommend higher asset classes like hotel to increase your ability to buy land. not sure your experience or liquidity but I'm happy to discuss.

Partnership deals, asset protection using Land Trust,Umbrella Insurance etc

My only concern is that the introductory/basic plan has a 5 envelope limit - assuming this is a monthly limitation - and I may have 5+ applicants that are duds before landing on one that I am comfortable with based on screening criteria etc...

I dont care to ever be a land lord, GP or LP, RE seems to be either a lot of TTT ******** or you invest as an LP have no control over what’s going on. 

new to this and just looking for some advice guess i really i don't no where to start so any advice is appreciated bought my first house in may and thing seem to be going well so far its more of a boarding house / house hacking roommate situation with people i know for the moment plan on doing some things to up the equity but am limited on funds i know the neighbors house just sold for a bit more then i paid for mine so that's a plus and mine is nicer and in better shape i have almost no debt for the most part except the current mortgage on said house don't make much from my day job less then 3k a month after taxes and have good credit. i guess i just really need to know where to start should i be starting a LLC or something similar?

@Jill Hutsonthree reasons why apartments don't rent: Condition, Price, and Marketing, and a fourth can be the leasing agent, although I would tend to lump that into marketing.If the house is in good shape, and you're on all the platforms marketing it, then it's a function of price.There has been an oversupply of new inventory coming on line in many markets, and that's why rents have dropped in a lot of the metros.Unfortunately, it appears you have a pricing issue and you may have to start reducing the price, or throwing in some type of  concessionGood luckGino

The owner wants $600k for all units plus the land. 

He figured worse comes to worse he could sell the property for land value and still recoup more than he paid for the property.

I've learned a few lessons the hard way but I landed here while listening to "The Book on Real Estate Property Investing" by Brandon Turner.