Expenses AFTER the in Service date are then considered for repair vs improvement and then applying De Minimus Safe Harbor considerations.So frustrating to be the only tax professional commenting on this thread that is waving her arms and say HEY!! 

If you are working on 4 units and smaller, there are no cap rates- those only apply to commercial property.

In, CT, there is also an exemption that you can argue applies where the exemption applies if you are simply reorganizing with no change of beneficial interest.

But, if the TC has to contact anybody for paperwork, such as the lead disclosure, it has to be a licensed agent.For additional reference, this applies to people staffing the office. 

It would help if you could participate with someone else while gaining knowledge, what I mean is, its better to be applying or thinking about applying the knowledge as you learn it rather than just absorb a bunch of knowledge but not go through the difficult part of applying it to the real world.One thing you can do is look at strategies you would like to do.

We are applying for the second time now, but there is just a slight odor at this point. 

What I’m wondering is—even though they’re allowed in unincorporated miami dade county—if folks who have applied for licenses in this county are getting obstacles thrown at them preventing them from getting licenses.

Yep, its known as a Fix & Flip loan and you can find it on the Lender Finder feature here on BiggerPockets.The term of the loan will generally be less than 2 years and they will usually fund a percentage of the purchase price (I've seen 60-80 percent) and many times 100% of the renovation.It makes sense to have a strong idea of the reno costs prior to applying for any amount with this type of product. 

The city is also encouraging people to apply for variances on smaller than 5000 SF lots which might help. 

@Sehyun Lim Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.