We also have our main subcontractor and our driveway guy that would like to rent some space for their vehicles and materials as well. 

My biggest advice is to start investing where you have a good network of people you know like and trust...this especially holds true if you will be investing out of state.While it's not impossible to go straight to the commerical I personally found it easier to start in the residential world and then make my way over to commerical multi-family. 

I think most of what you are asking is impossible for anyone here to reliably answer without more information and you should probably consult an attorney if you think it is worth it.

Not impossible by any means.

Directly investing in real property investments, whether property, notes, tax liens, or leases requires a THOROUGH understanding of all LEGAL aspects concerning real estate law in general and the investment in particular.It’s IMPOSSIBLE for someone who hasn’t accumulated either a legal education in real estate law or 20 years active experience to have the knowledge and understanding of legal aspects sufficient to reduce legal risk to an acceptable level when investing directly in tax liens, notes or real property.  

Would be impossible to make numbers work at 9 months with our (insane) property taxes.

It is nearly impossible to evict a tenant.

Seems like Vendee program might be a good vehicle to capitalize on the VA foreclosures in our area. 

He's in front of his nice house in Utah and some expensive vehicle.

(It’s a great tool)I am located in Oceanside/carlsbad area.Using the VA on two places has a lot of limitations with the cost of homes in this area it makes it near impossible however having a good VA loan officer is key for part of your team.I am actually helping another client in a very similar situation.