Are there real estate agents that I should look for that specialize in Investment Property?

Now we are dealing with a special assessment in the thousands of dollars.

Why do you need special software to calculate those formulas? 

specially the parts with contractors, over renovating, scope of work - actually the whole book to be honest.while reading this book all i keep thinking is: yes i did that, and that and that!

I am in need of a good, local contractor, or sub, here in Louisville KY prepared to take on a full renovation!

Even had to check a special box on the return indicating that it was a "related party" 1031, and I thought that of itself might attract a little additional scrutiny, but now that we are past the 6 year statue of limitations, that's no longer really an issue either. 

If so, any “special docs needed?

There are people in Indianapolis that specialize in evaluating flips.

This way your equity even is giving you a return.Once your portfolio reaches critical mass, or you hit your target numbers or cash flow you can transition over to paying down debt to prepare for the final distribution phase.However, people need to retire at some point this is called your distribution phase, so when that time comes be sure the properties are paid off by that time to maximize cash flow in retirement.A great book on this topic and more is Gary Keller's  The Millionaire Real Estate Investor. 

You need an attorney who specializes in syndications to set it up in an SEC-compliant manner.