This town is very small in population (population trend not growing) although has a community college that is less than half mile walking distance from ANY of the properties (community college population is growing at WELL above avg rate(dorm rate 850mth))

I'm not a flipper, agent, designer, etc and not really up to speed on the latest and greatest. 

I have since put everything back on ebay and have sold it all, getting most of my money back. ( Very proud of myself for figuring out a way for a broke *** red neck idiot, to get basically a free Real estate investing education which so far has made me a buck or two,)    :)     Even today when I feel I need to get current in trends and techniques I go to ebay for some easy listening material, but I've found that most of it is just rehashed fluff from the origional gurus from my early years.

Please reach out if you're still looking for site plan help or other architectural design tasks, I'm available! 

Leasing started trending up the past 2 months, and there is a good chance the will reach the goal, but as an LP it's hard to know in detail,  we have to rely on  what  the sponsors are projecting. 

Looking into the trends in the local market and making sure the property is in a wanted area can make up for the first money spent.Good luck!

Entities that are not "disregarded" need their own QBO to ensure their balance sheets remain 100% accurate.To @Jake Baker's point, we do run into an issue every now and then with some transactions that don't allow us to designate the customer/property but we've found ways to get around this and still have the transaction reflect the appropriate customer/property.This allows us to pull all the financial reports our Clients and their tax pros need to see.I'm in no way saying our way is the end-all-be-all but it works for us and our Clients' tax filers/advisors.There's a FB group called, "Bookkeepers for Real Estate Investors".

What are the industry standard marketing and design tools people use to create marketing materials and OMs for commercial real estate?

It's designed to protect you from sudden and accidental losses. 

I would put even less weight if a 'financial advisor' is doing other services such as taxes / insurance because he / she is looking to make money in anyway possible.I personally think if you want some financial advice, you should seek someone with the CFP(certified Financial Planner) designation.