Last piece of advice, if you have to go through a re-zone or variance process, reach out to the local neighborhood associations and/or adjacent property owners to garner support. 

Feel free to reach out if I can ever help you.I also host the Brevard Real Estate Investors Association meeting.

It would appear to me that, on the contrary, IRR is a great tool (but not the only one) to assess an opportunity as a whole as it benefits from many advantages: it values time ...Me:  No, it counts time...not the same thing.and takes into account leverage, Me:  No, it doesn't consider the reuse of the same funds, thus reducing the cost associated from the leveraging....cash flow, debt repayment, Me:  Not the correct way. 

I have considered any and every expense associated with the project, including credit card/paypal fee's, credit card interest payments, travel expenses.

My research has led me to read stories on here about meeting groups and the general consensus I get is that people there know what they're doing and want to associate with others who do, too.

Welcome to BiggerPockets (BP) @Shannon Davis Your last name drew me to your post; the word of advice is "Networking" search your area for Real Estate Investment Associations (REIA), and start building your team for your first investment property by networking at these events.

We are buying mortgage but our property is in a condo association with 50% or more investor owned condos.

Our 10 unit condo association ownership has recently bee passed on the homeowners and I am one of the trustees.

You can find both of their contact information on the RI Bar Association attorney directory.Adam has made presentations a couple of times over the past few years at the RI Real Estate Investors Group so he's definitely in the trenches with RE transactions and helping new investors.Adam is in North Providence and Doug is in Providence on the Cranston line and I've used both for years.

Im an associate broker who works under a broker.