It appears they restructured to actually do more flips my buddy has a decent social media presence and is boasting about his last two flips and the profits are about half of this one and required 1 million in capital.

If I'm required to do that (which I think I may be) I'm going to have to pay $800 state franchise tax every year, for each LLC.

@David Friedman there are generally a few brokerages in each market that heavily deal in the restaurant space, it would likely be good to get on their radar, and to @Evan Polaski 's point, having your data/features on hand to "pitch" the site is likely a good call.Other items to note would be just to understand if the current configurations of the retail spaces could be reconfigured for a restaurant, things like grease traps, larger water lines, patio requirements may all be things they are looking for.  

I'm licensed in 20+ states, and none of the ones I'm licensed in require the disclosure of insurance claims that are not flood insurance related.

I assume this is now a default that Airbnb has set that requires you to have a license, or you are automatically defaulted to 30-day stays. 

Require blinds are opened and furniture is away from walls to help with circulation. 4.

We are looking to have off street parking available at all of our units but a couple of them will require adding a parking pad and will be a significant expense, so I was curious to see how important that will be to guests.

That will be a requirement to buy as a primary unless you are getting a relocation done with your current employer or finding a new job, if not able to work remotely. 

What you've described is the sweet spot, where one spouse is able to meet the requirements as real estate professional and the other has a W-2 salary.

I am still searching for the right deal to start, and require an estimation from the contractor.