We found a property (multi-family) 2 units, 2 bedrooms/2 baths in the front house, and a full bath with kitchen efficiency in the back unit. 

If you're trying to fund itself yourself for smaller commercial real estate, that's your choice but I'd take ags, minerals, energy, infra over that anyday of the week.

Its also more cost efficient compared to NY in terms of fee's and overall costs to set up LLC.When I set my LLC up in Fl it took literally 15 minutes and you will need to get your Tax ID/IEN set up so you can get your business checking account set up with a local FL bank. 

Moreover, it turns out our drain connects to the main sewer line six houses away, on another street, at the end of the block.The only solution provided by Citizens Energy is to reroute our connection to a lateral drain across the street.

When I have used hard money, I have focused my energy on getting the project done as quickly as possible so it qualified for traditional financing.

Even if you just do it in the short term, then maybe you'd save 10% there and be efficient enough to cut your vacancy % down to 5?

The original pit was not up to code and wasn’t efficient. 

Hi all, I am looking for advice on trying to figure out the most financially efficient way to get into real estate investing.

The answer to 1 is that the market is a lot more efficient and smart than we want to sometimes believe.

Maybe theyre not large enough to have efficient economies of scale.