I guess what I'm looking for is some advice to someone that hasn't invested in any properties, doesn't own any properties, and is just looking to dip their toes in the industry.

Not very well respected & borderline illegal practices in the real estate industry.

And for sure on much bigger scale when I have flipped plats to national builders you can bet they are just waiting for us to not close.. and will swoop in.. its just part of the game.. win some lose some.. 

Based on what you said, I wouldn't do this for the first deal because unlike all those gurus say it DOES take money and a LOT of time to get it right.I'm sure there are other ways to find deals but as you can see non are "the answer" but there is a common theme there: you have to network with other peers in the industry.

Oaklyn's main street is the White Horse Pike...which is just too big and industrial to really get that small town feel.

@Michael Plante FULL DISCLOSURE: no experience yet in commercial property (except MF residential) ...and only done rehabs, no building/development.Isn't commercial really just a waiting game anyway?

@Nicholas LohrIt should be communicated what the end game of the LLC will be.It is normally not feasible for everyone in the LLC to expect to hold their interest until they die. 

I'm a student of the game right now and looking to network and build a buy and hold investment business.   

I'm a CPA who does a fair amount of work in the real estate industry and owns multiple residential rental properties as well.

I’m open to any advice as I said I’m just getting my feet wet and ready to learn the game as much as I can.