I set up the entities using diff companies and paid about $1000 for all three (I got minimal boilerplate operating agreements).

Focus on cash flow and exit strategies, and consider starting with a smaller project to gain experience and minimize risk.Good luck!

minimizing free cash flow with larger mortgages or shorter term mortgages takes the cash flow which would be taxed and puts it into the amortization of the loan. 

I have used Waivo for 1-2 years and been happy with it.I think it's easiest to just get on the phone with them and let them pitch you so you can ask your questions.

I understand there are other factors such as pitch etc. but i am trying to get ballpark range. 

Consider off-market sales to avoid public listings and minimize tenant disruption, using discreet marketing or a wholesale strategy.

I’m hoping to not build until I acquire more revenue from profits of the plot via flea market, parking, boat parking, or something else that requires minimal investment.

A lot of my clients buying in FL are happy with minimal return but are buying for second homes, tax benefits, etc.I would stick with value add - with refi you can still achieve high CoC and a good equity position. 

I'm a fan, but you asked for feedback so I'll ask you the questions here that I would be asking when you pitch me.What size container do they get? 

Great points from @Doug Smith and some I will be leveraging in my own work.We do some "pitching" of startups to landlords and while not a 1:1 comparison we generally also leverage the credibility of the team or consultants that the startup is using to mitigate their risk.