In the great recession there was minimal impact on MF as a whole, with a majority of effects happening on ground up development or in the lower class properties and areas. 

Here it seems a bit more mercenary as also indicated by your comment. 

The rates might be higher, but there's a reason there's a market for them, such as bad credit and extensive repairs like you indicated.

Not liking the whole upfront fee scenario as this will be the my first opportunity to open the doors and minimize out of pocket expenses.

You didn't indicate what you feel the issues were that got you into this situation but it's common for people to 1.

I think from my experience it is a little farfetched to get into this game without minimally $30000 of capital in a mildly decent market even with the KNOWLEDGE AND HUSTLE even when my expenses are very low and my income is moderately high.

There are indications that courts may also extend this sort of liability to owners of LLCs.To avoid any chance of alter ego liability, it is important to keep LLC records and finances completely separate from the owners’ personal finances.

My initial research seems to indicate that the price /sf could be as low as $35/sf and as high as $70/sf. 

That minimizes stress.

When cities and towns can't make ends meet, they have two choices (like any business): increase revenue or reduce expenses.In most cases the ability to reduce expenses is minimal at this point, and the far easier choice is to simply increase taxes.