I'm in a pickle as I want to use a LLC but it seems like I don't need one due to the infancy stage of my investment growth.

I think answering these questions might help narrow your search - I'm an investor/agent in Nashville (moved here from LA, my wife went to school in Riverside), and it helped me realize that my investment journey at this stage is all about creating cashflow - so I invest in 2-4 unit properties in Jackson, TN and Memphis, TN, and own a house hack in Nashville.

Rent in the area is about 695-800 according to the rental property analyzer on Biggerpockets, so RTP ratio is just above 1%, i am looking at about $230/month in cashflow, and RTI ratio in Jacksonville is about 27% so still room for growth. 2 homes in the area sold for $103k and $108k (both within the last 6 month, and the property that sold for 103K is on the same block, 3 houses down), the property located near a very good high school and Elementary (both 5 stars according to google, lol).

I would even find a new PM because these are elementary mistakes and PMs should know better. 

Do you believe the land developers are putting these out at the preliminary plat approval stage?

This is a long term process and I know I don't have all the pieces and parts together for me to begin incorporating, I am in the planning stages on whether I need to be writing up three separate business plans or it could all be in one, and understanding how they can operate together as a whole and as separate businesses.I appreciate any direction, comments, and criticism, lets chat! 

I’m a Realtor at William Raveis in Fairfield and I’m also in the early stages of my investing career.

But, the issue is that S-Corp requires you to create a board and pay them which most startup companies can't do it at this early stage of it's formation.

I'm sure a full sized house could do really well if you stage it properly.

Lynn, at which stage should I engage a realtor?