The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

No STR regulations How did you find this deal and how did you negotiate it?

If y0ou have a home at 300,000 you have to make 3k a month and finding a home at 300,000 and make that much rent is almost impossible. 

I would say you need to find the contractors first. 

Would I have to find 1 nurse and tell him/her to find other coworkers to join?

I would get with the city asap and find out all the details on this.It could be possible that if the LLC changes hands that it loses it's exemption.

You can also find real estate investing groups through meetup.com, Facebook, or a Google search.

Grew up in MN & Price How did you find this deal and how did you negotiate it?

Do you know where I could find/access lists of seller carry back notes?   

You should be able to find local builders that will finance the construction component of your new build, however!