I paid state income tax in MN and CA so I wanted to so I’d that. 

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

I'd recommend working with a tax professional to accomplish this. 

I have properties—vacant lots—that I will be wanting to sell in the future that I bought at tax sales and come with quitclaim deeds.

But, currently looking around the Saint Cloud area where I could do room rentals for college students or into the twin cities area, but the property insurance and taxes are a lot higher there. 

That includes all the required state filings, Tax ID, documents for opening a bank account, etc.

The job starts when the administrative work starts , not when you bang the first nail . 

You are either going to pay more upfront for a better service or they will tax you on the back end.

Additionally, it gives you the flexibility to sell or lease the properties individually in the future.One potential downside is the costs associated with subdividing or creating separate LLCs, including legal fees, taxes, and administrative expenses.

Per person sounds like an administrative nightmare.