we are semi custom though .. so takes us a little longer and totally upgraded compared to the big production builders.that 50,000 number for CA is way off there are literally millions of vacant lots..

I keep it simple and invest with Fidelity since they're really low cost and in my opinion have WAY better customer service than Vanguard.

My assumption can be wrong of course, and I'm glad that you hired a professional to untangle all this. 

I would like to find an arrangement that works for different deal types, instead of customizing for each, to keep things simple.

Here are the costs I'm estimating and would love to get your feedback on these numbers and assumptions.

Correct and since we’re coming in mid-lease, the assumption is it still meets the health and safety standards.

I thought the lower property tax and the assumption that I would manage it myself would result in a positive cash flow but it did not work out that way.

The point being, you can customize the Operating Agreement to each deal. 

STL Tax Auction Maps creates a custom interactive map for each auction with all the publicly available information including Tax ID #, Owners, Street Address, Opening bids, County Locator ID, and Zip Code at a click.

.  Most of the furniture is custom built by the furniture company I own, but even though I’m buying it at cost it still ends up costing a lot of money.