2- if there is a “problem” Will the “solution” discussed solve it in a cost effective, consumer accepted way?

And while I agree that debt is often the cheapest form of capital, if you are looking at a project that involves some form of value-add business plan, you can always refi either when rates come down or you have increased the yield on the asset to exceed your interest rate.But like Stuart noted, for many groups, even the most seasoned syndicators, raising call cash for their deals is effectively impossible.  

Propstream - Data creation + stackingDeal Machine - Driving for DollarsOpen Letter Marketing - Mail ProviderUsing these 3 platforms, you will be able to create lists, research properties, and market to them effectively.

The state will get its pound of flesh and my liabilities were better managed by executing perfect permitted work and excellent insurance.I'd sincerely recommend having a savvy CPA, Lawyer & Insurance broker.

But effective?  

Less Desirable Areas: Are there neighborhoods we should avoid or areas where BRRRR might be less effective?

It comes down to the most effective use of a marketing budget.

Do you believe it will now be more cost effective to hold a license or do you believe the expenses will go up with what I assume will be a flight from the business by low producing real estate agents? 

If you no longer have business operations in the old state, forming a new LLC in the new state and dissolving the old one may simplify compliance and tax obligations.Some states impose franchise taxes and annual fees that could make one option more cost-effective than the other.

What marketing strategies are the most cost effective?