According to the folks I have spoken with, on small-scale developments like I am working (usually 3-8 units) creation of an HOA is not a requirement.  

They also did the creation of the LLC in Georgia and the request for EIN, but those tasks are super-easy.

Costs vary depending by state as far as creation and maintenance fees.2.

It's been at a base price in the $450 neighborhood for way too long, with the AMC taking a huge cut since the post-recession regulations that prompted the creation of Appraisal Management Companies.So appraisers have to be super high volume just to put food on the table.

Purchase possibly several properties that require similar value creation.

The $1,275 Two Member LLC flat fee we discussed includes the creation of the LLC from start to finish, including the following deliverables:(1) Creation and filing of Articles of Organization with the WDFI (the flat fee is inclusive of the filing fee of $195),(2) Creation of a custom Operating Agreement for the LLC,(3) Obtaining a Federal Tax ID for the LLC from the IRS, and(4) General legal business advice and consultation regarding the LLC, including a ‘best practices’ advisory letter.The $1,275 retainer must be paid in full before my firm can commence work on the LLC.

for color, I go every year to the "parade of homes" in my area, it might be called showcase of homes in some state. its where new home builders show off there new creations. 

I am familiar with proforma creation and utilization, in addition to receiving a certification from George Mason University for project management with a focus on feasibility.While one would think these credentials are enough to translate into a successful independent career, I am having difficulty translating a limited and basic commercial real estate experience into the experience needed to begin with regard to real estate investing for myself.

Ever see the movie "knocked up" - a bunch of guys have an idea for a website and devote many many months to the creation of it only to find out the site already exsits....Google your idea - tons of services already offer that service all over the country - I would assume in your area as well.Before spending your time and $$ building a site you should really try to contact buyers on your own (subscribe to the exsisting sites in fact).

The important piece of formation is the creation of an operating agreement.