-I came across HappyCo but we are just to small of an operation (19 units) at this point to justify a $499 monthly cost.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bpThe second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

But I also see 1% of the capital raised, 1% of the total of debt plus equity, and 1% of the property value (typically determined by a cap rate specified in the calculation in the operating agreement).  

Keep it stupidly simple.

Is this a simple call to the water utility company?

Do I need a business license to operate rental units in central Florida? 

Also they won't do anything with a residential component unless it is incidental to the operation of the business, like an apartment for an on-site manager for a hotel.

We build a very simple construction with 2-3br/2 baths and 2-2br/1bath; about 4500sqft total.

something simple is buy storage shed from Home Depot and place it outside for extra storage for you tenants and increase the rent $50-100.

TK operators don't even know what cap-ex is... 🤔.