You need all new electrical,water, mechanical, sewer line, siding etc.  

Most states do not require a specific license, although I know Nevada does, but many states provide guidance and that guidance requires certain limits of insurance to be held, certain limits of a fidelity bond to be carried and a license of some sort, like a CPA license in any of the 50 states, and attorneys license in any of the 50 states and or a designation by the federal exchange accommodator's association. 

I have a few ideas in mind already but I'm absolutely horrible in the designer/creative visualization area....would love to see how others would chime in

I'm currently in college for industrial design so I have a lot of insight to the creative world and production side of economics.

I wear an orange Field and Stream hat, blue jeans, navy blue mechanic's shirt.

The parts I'm still unclear on are whether or not the member-managed vs. manager-managed designation (would still be just us making the decisions either way - no other members or outside managers) and the at-will vs. term designation has any impact on liability or taxes.Thanks again for your help.

./$4800 yr. after expensesMy annual return percent is right at 20%Again, this is my first one, I designed a tool in Excel and checked it against the BP tools, but am I doing this the right/smart way?

A lot of the big companies around here, design and build the subdivision.

That being said, you are sort of swimming against the current in order to use the funds from an investment vehicle in a manner for which it was not designed. 

Have him provide a SOW of what the costs are for his labour for each part, and figure out a mechanism where you can fire him if he isn't performing, and only owe him for the labour for the parts he has completed correctly.