@Michael Blitshtein If 30k is your budget, IMO its going to be pretty difficult and risky to invest effectively as a foreigner.

We are designating one "cell" as an S Corp if we flip homes.

Google interior designers in your area and/or look at one of the org-type sites for interior designers or kitchen and bath designers

Whether or not a merger clause can be overcome depends on the jurisdiction's rules on this area of law.How does this effect OP's case?

This route would probably be as a "Broker-Agent" meaning you'd have greater recognition of being a broker but you'd be dealing under another broker as an agent.Being an independent broker isn't cost effective just dealing for yourself.

I currently work as a mechanical engineer designing HVAC systems for commercial projects, however, that is not how I would like to describe myself. 

I think Denver stands a better chance than most to weather a FED hike with no ill effects.

Great Question RobertI would suggest you look at the money you would have to spend and go with the most cost effective plan that makes sense for you.

a revised drawing will have to be made for the effected areas and then submitted to the building department. you can usually continue with the work while they review it if it is minor interior design.. 

Cap rate was designed for commercial properties and apartment complexes.