However, I LOVE the paperwork and reporting, balancing checkbooks, creating documents, etc. and want to keep that part.

Builder creating speculation and artificial inflation.2.

Shutters and some simple, low maintenance landscaping would certainly create some depth....just be mindful of any additional trimming/weeding when developing the landscape plan.Best of luck!

I've always been interested in creating something from nothing and feel like Real Estate is the place for that.

You always make most if you do the development and even creating the lot splits will increase value. 

Every economic cycle is different and it is highly unlikely that we will see the same set of factors that created the housing crisis in 2008.

I'm perfectly happy to pay full ask when full ask is reasonable AND that leaves me with the numbers i'm happy with for the value add I can create. 

this creates huge fuel load

Again, I admit this is a somewhat tedious way of creating your own list. 

I want to get my financing within an LLC and it’s very difficult to find a reasonable interest rate.I have worked 25 years to build a modest net worth and will not risk losing it in a frivolous lawsuit by not having the proper legal entity in place that only costs a couple $100 to create and protect my life’s work.People who advise that an insurance policy alone is enough are not necessarily correct in my opinion.