Problem is my area isn’t really known for multi family units and I’m further restricted by needing to be in my son’s middle school footprint.

My job is very time consuming and although I have done a few school visits, I don't have the off time to visit most of the schools I want to.I know I want a college that is A large public schoolLocated in the southeastA populated surrounding area(not in the middle of nowhere, preferably close to the coast)and of course a great area for investing in real estateAny advice about how to pick a school as well as advice on investing in college towns would be much appreciated.

What is the average percentage a Buyer wants to buy a property for in the East coast or preferably New Jersey?

I know I'm right in the middle of a refinance and looking forward to the lower interest rate I am about to lock in. 

More relevant is what Kory mentioned and also if the 1065 has tax-exempt partners and a UTBI/UDFI calculation is required, how many state returns need to be filed, if forward and/or reverse 704(c) allocations are involved, a 754 election is made and 743(b) and/or 734(b) adjustments follow, etc.There is a fine line between a professional who knows what they're doing and someone who does not in the tax world.I've seen taxpayers price shop their business returns and go with the lowest cost provider only to find themselves in the middle of a train-wreck 2-3 years down the road. 

And if we would have know we might have done something a little different, but maybe it doesn't matter.We were relocated out east, bought a house, then were relocated back the midwest for work. 

My next step is officially doing retirement planning which I am in the middle of doing right now. 

We are in the middle of negotiating our first deal as a land contract but haven’t found many resources on how to structure it.

Is there anyone else out there investing in East Central Texas?

We already have 1 SFR in east raleigh (27601) that we are holding for appreciation.