Makes wonder about property taxes, utilities separation, and many other things.

This can lower utility costs for tenants and increase the property’s attractiveness.

You start with logic.I am very serious that all these so called marketing experts know very little of true marketing.Marketing has to do with the medium you are marketing on and the audience you are trying to reach.As long as you understand these to items you are fine.Just learn the basics and then make the rest up yourself.

I'm a MEP design engineer looking to expand my investment portfolio and I'm just getting started and trying to learn all that I can.

Reading, learning, and contributing to the forums.The podcasts are great but I usually skip the episodes that don't apply to my market, or when guests get start talking about overly leveraged deals. 

Is anyone else interested in starting a mastermind?

For example, a 10% return (or reward) can be worth the risk if you are investing in a Class A single-family rental in a great market with an A+ tenant, but not worth the risk at all if betting on a 16-seed to make it to the Final Four in March Madness.Investors in mortgage bonds utilize the risk-and-reward framework when allocating how to invest capital.

In my opinion, one should start in his own area, if possible.

Sounds like a consult with a real estate attorney or perhaps start with a call to city permits/zoning. 

House hacking a 4 plex is what I often recommend to people getting started.