I dont like any company personally that does not put their principals on their website as in meet the team.. ... 

Sounds like you're on the right track for areas to find deals.

gauging interest in miami smaller hotel developments like this on .1 acre. 

For more expensive properties, the flat fee means the credit/refund increases exponentially, like $19,000 on a $1 million property.4.

But, I'd like to focus only on value-adding renovations (for rentals of course). 

LoL So really trying to learn what I can, gain some capital, and see what my options could be for the year.I'd like turnkey and long term renters in place, as that seems like a good way to get started as a rookie. 

What you describe sounds a little like a BRRRR (Buy Rehab Rent Refinance Repeat). 

I'll work with an attorney to assist with drafting that.Q2: Yes, I'll talk to my CPA but we'll most likely hold the property for at least 1 year under the LLC given our timeline to design, permit, build and sell the property, meaning I should avoid short-term capital gains.  

If you get so large that you need to invest in technology, you'll likely need to get a sub-servicer anyway to do it for you and keep you compliant. 

The good subs in your area will likely have plenty of work already and may not even return phone calls.