Respectfully, Gandalf 

Fees can range vastly depending on the type of loan, DSCR, Fico, LTV, and Loan Amount size. 

It's been great - the property is 100% paid off and the house is worth 300-340k generating approx $2300/mo (that's after utilities/management fees etc.)I'm considering selling the property to buy 3 more within the same price range in the same market. 

I respect that thought, but Duluth to St Paul is more than two hours each way.

Garage parking, full privacy fence, and second living area or bonus room would all be needed to get on the higher end of that range.

I can absolutely assist…I am a Full Time Realtor and RE Investor here in Ventura County.I help the full range of clients buyer, seller, renters, investors etc. 

Typical cost for the setup would be in the $15,000 range which would include production of the Private Placement Memorandum, Subscription Agreement, and Operating Agreement, Investor Qualification Forms, as well as filing Form D with the SEC, and state “Blue Sky” filings in those states where your investors reside. 

I'd use an approved underlayment.Pro Tip: If it's cheap, it's not good.....at least spend in the moderate range.

I get it with the builders.. we saw that big time in the GFC however the deals I saw was them walking away from substantial EM deposits deep into the 6 figure range.. we did well picking up some lots from lot developers who had this happen to them..

I've had success turning vacant Florida land into private shooting ranges.