I have a few commercial bank contacts, but concerned they may just cut me out of the deal.

If they seem agreeable, then you can ask if they would prefer to cut the cost down the middle or would they prefer to purchase the supplies and you will assume the cost of labor to install it. 

Got a story about an awesome contractor you worked with—or maybe one that didn’t quite cut it?

What other costs are actually there that aren't coming up in my search that don't exist when simply filing for exemption?

Far more costly to transfer property at a later point than simply purchase in an LLC on day one.

I realize I am not cut out for the entire REI process of consistently finding multiple properties for particular exit strategies. 

We never hired a manager because it simply would have taken too much out of our profits.

This has created a "shared driveway" with the neighbor making an ugly curb appeal, not to mention cutting their lot in half.

I don’t understand how this isn’t a clear-cut case.

Eminent domain does not work that easily or simply.