I see creative diamonds in the rough.

Still, there's so much untapped potential.We just removed the 7 diseased Cypress trees, and would like to incorporate drought tolerant (grasses/flax/queen palms etc...).

To answer your question - I think if you don't want to wait, it's a creative solution to your obstacle.

Work as a mechanic or contractor in the trades ... get creative however you need to (on the income side, not the financing side), but figure out how to get your income up to raise capital and look more appealing to a bank, and as a bonus you will learn a lot that will help you as an investor in the process.

You need to be creative and add value to a property to make it work.

What are your suggestions for being creative when looking for deals?  

We have a CPA we are.working with to see if we should LLC or incorporate.

It's clearly the #1 priority on his mind, and if there is any way I can help him with that, I'm sure he would pick me to sell to over others.I'm just trying to get creative in order to find a way to acquire this portfolio by helping with a big problem that he has ... any tips, advice, or experience is appreciated. :)

Read up on creative financing deals, owner financing, etc.  

I plan on purchasing my next property this year by doing a cash out refinance to conventional loan on my current property and using the cash to purchase my next property with an fha loan.I've read that it is wise to incorporate each property as an Llc for asset protection as well as open bank accounts for each property as well.My questions are:At what point is it best to incorporate a property?