Not a typical scam where they take your money and run away but one where the value you get is significantly less than the price you pay

I typically don't include this in my closing costs, when calculating it, however, since these are not real expenses - you will get this money back eventually.You may want to add a property inspection fee and an appraisal fee to your total.

Typically about 45 days. 

Account Closed Typically, it makes the most sense to open your LLC in the state that you do business.

Typically a HML is very short lived and costly.

You apparently aren't aware of my typical role in this scenario.

Dan,A typical property management fee could range anywhere from 4-10% of gross rents (larger properties get the better rates due to the economy of scale) in addition to a per door bookkeeping fee, let's say $5/door.

Condos typically have higher interest rates on loans, are harder to sell/have more limited exit strategies etc.

I typically borrow hard money at 8-10% interest, 2pts, 1-yr term, and 90-95% LTC.However, the only way I can think of making this work is if I take title in an entity with the borrower, essentially a partnership. 

Hopefully you have done all of the research as what I have found is that typically locals have the market expertise and OOS investors often do not.