You will need to weigh in the costs of the refi and determine a break even point. 

A good PM in Detroit can make or break your investment here, especially if you’re not local.If you're looking for some more in-depth resources about the market shoot me a note.

Even if he got a tax break for the donation, he's accruing credit card interest on it.

Probably smart to take a break a couple of years of this market, I think you are coming back at exactly the right time - on the cusp of the next boom market

There are exemptions for LLCs/Corps that employee more than 20 employees or have annual income of more than $5 million, because every body know money launderers never have more than 20 employees or make more than $5 million a year.

Give me a break.

Some markets may be higher, and a lot of markets now are either break even or slightly negative for the first couple of years.

Should I set-up and LLC before I begin developing and break ground?

When things break, there is a quick response needed.  

A lower down payment might lead to a break-even scenario or even negative cash flow.