The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Can these be tax write offs (home office, phone, car expenses, etc) even though I won't technically be making money for some time until everything is completely built and leased?

Fees should be clearly stated in writing, easy to understand, and justifiable.

Fees should be clearly stated in writing, easy to understand, and justifiable.

How should I write the offer?

All this is part of the planning and should always be in writing, ideally in the LLC OA. 

I am starting to have faith that when I turn 18 in about 53 days of writing this I have a good clue on what it takes. 

TAX CERTS are a bizzness not something you do as a passive investor or someone like me who is busy with their core business.. thankfully it was only 30k All that and the SC Hennepin Decision last year now causing states to re-write their laws so that if an investor does somehow end up converting a lien to a deed, that investor may be liable to tax defaulter for the difference between the lien and market value of the property, Tax Liens seem to be VERY MUCH a place where only the big money, interest investors can make it worthwhile.Fortunately, Texas has "immediate" possession Tax Deeds so we keep our focus there.

Most mom and pop landlords are abandoning ship after seeing the writing on the wall. 

Scott and Dave Meyer for writing it.