The Operating Agreement must contain language sufficient to address IRA-related issues concerning Prohibited Transactions (26 USC 4975), The Plan Asset Rules, the allowance of subsequent or additional Capital Contributions and Unrelated Business Income Tax (including language that ensures that the Manager of the LLC will prepare and file all necessary tax forms with the appropriate taxing authorities, Federal, State and local).

GRM to me isn't as important as COCR, but it's all relative to your goals.Some people buy for appreciation, some people buy for cash flow, some buy only properties that achieve it all, and some unfortunately buy stupidly where nothing makes sense.

I found it interesting that when they are giving examples of flips and wholesales that the numbers they show on the screen do not always directly relate to what they are saying.Do not take anyone with you that is swayed by pressure sales. 

There are meet ups nearly every day in Hillsborough & Pinellas county hosted by either REIAs or other real estate related groups.

That may be impacted by when you plan to open the Cafe relative to when the apartment construction is done. 

Prices have slowly climbed up pretty high (relatively speaking) .What strategies have you guys used in such market?

There are lots of MFH investors and people that want to house hack.It also depends where in Fitchburg -- the MFHs are clustered in the downtown area.Finally, house prices in Fitchburg are relatively low compared to the rest of the state.

All things are relative though, because the 1% "rule" doesn't take into account the exceptional year over year price appreciation we've been experiencing over the past 7 odd years. 

I'm relatively new to the wholesaling/flipping opportunity and am looking for some opinions. 

But, there are many expenses that have to be considered and a plethora of them are related to insurances.What are the insurance costs that have to be paid for your properties?