Update:We ended up using a structural engineer to certify the entire project.

This structure give you the ability to have checkbook control over your retirement funds, bypass the custodian when making investments and eliminate most of the custodian, transaction and asset based fees charged by the custodian.Also if you are self-employed or own a small business you can set up truly self-directed Solo 401k plan, which does not require an LLC nor custodian and also give you checkbook control. 

I got some reports and there seems to be structural damage due to flooding from a water main in the area.

Should I form the IRA/LLC first before I make an offer on a business or property, or is there enough time after making an offer on the property to setup the IRA/LLC structure usually?

I seem to remember it being a simplified alternative to the preferred rate of return structure.

I am curious as a new agent what is the best business structure to form in the beginning?

So I found on the county website this...R-6 These districts exist for the protection of areas that (General Residential District) generally contain older residential structures, some of which were originally large single family dwellings which have been or may be converted to rooming houses or multi-family dwellings, and others which have been built on relatively small lots.

Many of us who live in expensive markets are constantly trying to allocate capital in RE, but struggle to find cash flowing deals.You might even have the income to pay off a good chunk of a mortgage, but you won't want to refi with raising interest rates, so does it make sense to purchase new investment properties with a "portfolio" of methods?

That method has given me much better success. 

Finding out what is important for the seller helps to structure the most attractive offer with the lowest possible price.