I'd love to utilize their expertise when assessing a property since they are local but I'm not sure what the general expectation is when I don't have a tangible property and I have not entered into contract to work with them yet.Some questions I have are: local regulations/permitting timeline, property's potential from their perspective, landscaping/amenities cost estimate (they also help facilitate this).

They are rarely reported accurately by realtors on the MLS when transactions close to begin with and I don't believe anything other than the contract sale prices are utilized although an official study on this would be very interesting albeit a painstaking process to undertake. 

I’m trying to utilize 1% rule and it’s tough with current market 

Vacancy: 3 weeks every 2 years + utilities Make ready expenses: from $1000 to $5000 depending on house needs  

Damage after deposit, legal charge, skip out, unpaid utilities lists go forever.... and of course eviction process takes at least 60~90 days here while lawyers are asking $600 to just start with the case. 

However, if you're running your numbers then you'll want to make sure that you're including all the interested paid for the money borrowed from your HELOC as well as the carrying costs including utilities, insurance and property taxes.

Tokenization of real estate assets can take numerous forms, but what you’re proposing is to separate the real estate “bundle of rights”, have the property owner sell one or more “rights” but not all of those rights, and represent the ownership of the rights that have been sold by tokenization utilizing block chain technology rather than the county “filing” systems currently in use.  

What are the expenses (taxes, who pays utilities, etc)?

I am a fan of utilizing equity in existing real estate owned to build the rental portfolio though at the beginning, rather than just relying on money saved alone.  

So you would spend around $25-$30k a month (this was 15 years ago) on police details and require union gate and non union gate if you had non union workforce as well.In DC area, the utility providers are a huge challenge, whether getting permanent power, or water/sewer service etc - good luck.