A formal consult and plan might cost 3K to 5K.Also look at the website "Semi-retired MD" as two doctors describe how they qualified as real estate investors.

I am semi familiar with the area and think your idea is solid. 

I invest in local to semi local rural properties and my lack of marketing knowledge and resources coupled with my desire to self manage leaves my company very transparent which is generally a plus side in my type of market. 

New kitchen and a semi rehab with the main bath.

Looking for a license and insured contractor that can handle a semi burned 24-unit apartment building. 

Is my math or valuation semi-accurate ?

With that, I personally would like to see a much greater return on my capital for the time and effort it takes to be an active real estate investor as opposed to semi passive in stocks.

Never knew how good we had it is SE MI this is just crazy talk that the same owner can't transfer between entities in Phillies and avoid transfer tax. 

With Quicken, you don't need that.I am semi retired now, my last job was with a non-profit set up with QB, and we hired a retired bookkeeper to take over, and he has a degree in accounting.

I have acquired over 10 properties in the past 5 years so I am semi familiar with real estate but I have never built from the ground up.