@Dan Nguyen The issue you are probably going to see right now is the cost and lead time needed for materials whether you are going to value add or do ground up construction.

Early ones were advertised as "lasting forever".

I'm 25 and my current profession is an Account Manager at VMLY&R (Advertising Agency).

No PM risk/cost and no material tax event. 

The current suggestion is to increase the size of the pitch, I have yet to get the bid but am being told with current cost of materials it could be expensive.

And that's a  fat chunk of change spent on the ceiling repair when the materials cost is 3 sheets of drywall, max-cost at $13 per, some screws, a small bucket of mud at $10, a small roll of paper tape, primer and white paint.

Furnishedfinder is a great advertising  platform for Medical Professionals.

Leverage REP status to use other losses against capital gains in the liquid assets of the company (invested in EFT's, etc)The policy for loss distribution would be:-All must be active (preferably material) participants to get deductions; hence the 20 or fewer so relationships can be maintained-Non-REP's can take up to $25k/y as PAL.

At the properties current run rate, after accounting for Operational Expense [ taxes, maintenance, turnover costs, advertising] and Debt servicing [ the principal and interest on the normal loan and some sort of payback on the margin loan] your cash flow is break even. 

How do you determine market rate and advertise?