Sounds like based on your experience co-construct will end up being a good fit.Only complaint i've had with any of these companies so far is the overly complicated pricing structures.

Some towns however have their water/garbage/sewer bills follow the land, not the tenant so landlord pays even if utilities are in Tenant's name but not paid.To further complicate matters some counties, and even towns have landlord tenant laws that are different from state law.

Be careful of some of those HOAs as they are often expensive, underfunded or prone to unnecessary harassment (or all three!)

SOLs on notes secured by RE are way more complicated than just not paying in four years.

Adam, I think the biggest thing is to realize that there is soooo much info out there, it can make everything seem much harder and complicated than it really is.What exactly is it you want to do?

If you are willing to pay more you might try to split the difference instead of paying the full amount, but do this on the phone with that agent as making another written offer might complicate your standing with your contract enforce.If the place is under contract, they will need to clear your contract before accepting another, I'd just stress that we are under contract and work it out, when you have a solution I'd have the final agreement come from the seller to you as an addendum to the price.

Because this is a small island community, you have 300k homes right next to $150k ones depending on whether you have water access, which is another complication.

Like Steve, I keep it simple with QuickBooks, Excel and Google Docs...I see a lot of real estate guys using complicated tools and spending more time dealing with the tools than doing deals

My first rental is about an hour and a half away and it has posed a lot of unnecessary challenges.

See your attorney to structure the LLC, it's not complicated. :)