We are looking at RE investing as a retirement investment tool, rather than monthly income (of course, only if there is cash flow, but we are ok with minimal cash flow).

But that down side to that idea is pitching to the investors that not only are they on the hook for 125% of their investment in the project, but now a $1,000,000 loan.

A place that rents for $3500/month long term can rent for $4200 to corporate stays type people but minimizing vacancy between tenants gets trickier.

Vertucci has a good fix and flip program I have been to that one and he gets very detailed in how to do fix and flip retail.. and does not pitch products like most of the TV guys do... but its all about what you put into it.If your looking for a more rounded type experience I would for sure simply enroll in a real estate license course so you under stand the rules of the road.. and there are some very good trainers out there that are more one on one.. but will work with you for a year.. these will cost about 100k But the folks I have seen come through those are making very good money...

I think I will keep the tenants charging them minimal rent.  

He usually goes into it fairly well or feel free to checkout my blog posts on LinkedIn (see my profile for links).Though many investors may not do it very well or may not do it at all, investors first way of minimizing risk is to do adequate market research and select the market that will provide highest probably of finding a property that will help you meet your specific investment goals.That means that the variables you consider may differ if your investment goals differ (ex a focus solely on cash flow).

When you achieve income, you can then pay yourself from the S-Corp using the 1:2 salary / dividend split to minimize your self-employment tax liability while still showing an income to prospective lenders for personal credit.Hope this helps ......and, for what it's worth, my investing group's tax and legal expert's law firm has an entire department with a sign on their wall which reads, "We Fix LegalZoom Entities".

Given our particular location the risk is minimal. 

You'll want to minimize paint colors.  

According to the adjuster I'm only covered to the limits of my insurance unfortunately I only had minimal coverage.