Project File is at link below. w overview of plot, creek and proposed house designs for the build.

I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.  

Design a clause in your lease that complies with both and ensures you are protected.

How does one define design choices, etc?

Do you still recommend using a real estate CPA or is their tax professionals that specialize in the more simple investor situations like mine?

- Can't tell you how many tenant background checks show they are buying lemon cars with 25% "we finance anyone" car loans that are designed to fail. - All they've got to learn is to save some of their income to pay their bills on time and they could then afford to buy a home.Instead, they spend every penny they make on things they don't really need and then blame everyone else.Take a look at a Class C or D tenant's bank statement to see the frivolous things they spend their money on and you'll better understand our society's biggest problem.

New construction, townhome style or even small simple house style - coupled with nice neighborhood amenities, and in a good school zone 

Brown: I use https://www.bestwyomingregisteredagent.com/Very simple, 100% online, they are responsive if you need help.

Get a stable income, job and start with going the simple route.

And that's a very simple example but you get the point.