Also, they don't cost anything to close and you don't pay a penny unless you use them.

Pic 1 is the interest rate paying 10 percent down and the lender giving us 6 percent in closing cost coverage.

Any advice on most efficient and costly ways to obtain marketing lists in S.

Then understate costs. 

In my experience, the inventory available in Lehigh is nicer and at a lower cost.

@Jasmine Williams in theory this sounds great but in reality 500k equity after paying closing costs and taxes would be around 250k cash in hand, so the 6% CoC you are getting would translate to 1.25k monthly cash flow.

I recently had one property get near $50k in improvements and it cost me $2,500. if that ain't ROI I don't know what is. 

Most of the time a condo/townhome won't be the right fit due to condo fees, hoa fees, etc that make it more costly for the ownership but also more management intensive.

Seeking potential legal/tax advice here - I have already setup an LLC with a business checking account/credit card.

I can understand that the cost of the home over time shouldn't really exceed the cost of a home outright - as you said, the money is in the TOH park sale in the future.