In Oregon you can check with some of the larger HML in the state they usually have a opening for private investors you can talk to Iron Bridge in PDX  Girard solid company and guy.. 

I can realistically invest $100k which would wipe me out in reserves but in this city, you would be lucky to get a palatial estate under the 101 bridge on Division St.  

Wally Enheim I used to run a self-performing contractor for roads and bridges, a family owned company with fleet of 60-100 trucks and equipment, plus a minimum of 100-150 workers as skeleton force.

I currently reside in Delaware just across the Delaware Memorial bridge from Penns Grove New Jersey. 

So while on the surface yes every property in its own llc would be super independent, the moment you commingle the money a bridge was built from that llc island to every other llc island that also utilizes that bank account, and all assets, including all personal if one is suicidal enough to commingle personal and business funds.So, to recap, commingling is to asset protection what shaving with a chainsaw is to health improvement. 

Once we do that we estimate that each unit upstairs would bring in $750 a month, but we will cross that bridge when we come to it.Approximate after renovation rents of units 750, 750, 850As of now we are not living for free, we still owe approx $50 a month for the mortgage as well as our own utilities, and obviously repairs/ maintenance to the building.

Regulations makes my business more easier, being a civil engineer experienced in roads and bridges as well as concrete buildings for government entities, I eat those before I eat breakfast, so far it has been working for me.

I would like to invest in Real Estate to generate positive monthly cash flow that will bridge the gap between my desired early retirement and access to my retirement accounts.

My point is, sure you'll trick a GC one time and save a few bucks but the job will take 3x as long, the quality won't be good and you've burned a bridge.

My mother's family has been going there since before there was a bridge to get there.