Brand new, large scale multi-family projects struggle to achieve expense ratios that low, and they save big time on property management due to having salaried employees doing the leasing/turnovers/handyman stuff spread over hundreds of units as well as lower capex reserves due to being brand new.On a single family home, most investors use a 50% expense ratio as a general rule. 

I was really wondering if anyone here could offer some advice on breaking into the industry as an employee as well as steps to getting my first deal personally.

Source - I am a real estate broker with HAR.

I don't want an "employee" with all that entails?

I've scoured Zillow and Redfin and HAR at length.

I am wondering why I would need WORKER'S COMP when I do not have any employees similar to my GC. 

Giving an employee below-market rent will increase the chances of them containing to work for you. 

Employee Fiduciary is well known amongst advisors as a low cost 401(k) that is well run and has good investment options.

If you have any employees you need Workers Compensation coverage for them.  

From what I learned, moving from LLC to S-Corp is recommended when you cross the $40,000-$50,000 in net income, and would like to start paying yourself (as W2 employee of the S-Corp), and avoid double-taxation.I'm fairly newbie as well, so take it with a grain of salt...Would love to hear what others recommend