The costs of transferring to an LLC: In Florida, we have to pay doc stamp tax upon transfer of a deed at $.70 per $100, plus recording fees.  

This model would factor in dozens of variables from traditional and non traditional data sources. 

There is NO HOA.It is a golf cart community and is 318 acres gated and 24 secured with all property fenced all the way to the ocean.Many realtors dont like to sell in there because they have in house realtors and they have a transaction fee that makes other realtors shy away.

You're hiring a real estate agent and he asks you to pay him a small fee to find deals for you.

May act as KP (co-sign) on loans in return for a fee and part of the GP 3.

DSCR would be an option, however, if you can qualify for a full a documentation loan your rate and terms (like your upfront closing costs and pre-payment fee that come with most DSCR options) are better with a full doc loan.

HOA fee will probably continue to increase, you never know when an expensive assessment is around the corner and there is some potential for a price crash as they are really overbuilding (imo).

With a 203K you won't be able to do much of the work for yourself, so that is a limiting factor on how much you can get done astetically in the begining. 

The 3% or 4% fee sounds good, but if you are paying them off quickly, the actual interest rate you are paying is over 10%.  

I've structured my prices a bit differently and have a set fee for all of my digital marketing services, since it can be frustrating to potential customers who just want to know "can i afford this right now or not?".