The best REI tip I have that made a huge difference for me 10yr ago is for you to join the local REIAs, real esttate investor associations. 

Consider joining the Fox Valley Apartment Association they are an active group of landlords in the area. 

If you purchase from a wholesaler be sure to use a hard money lender not associated with them.

Both have me at a 2.37% fixed however associated closing costs is the variable where this tit for tat is occurring.Im looking for some more insight on proper etiquette in these situations.

You may want to consider joining your local manufactured housing association.

The deal definitely works purely from a numbers perspective, but having never subdivided land I feel my formula could be missing certain metrics associated with the subdivision process.

I appreciate it,Elesha Dixon - Toney & Associates, LLC

The fees associated and rates with an investment cash out he said are much higher.

I was a college student once, and I would never rent to someone like myself and the people I associated with. 

Hi Steve, I'm also a newbie investor and found that going to my local investor meetup (Central Florida Realty Investors Association - CFRI) has been the best education as far as advice and tips, plus a great opportunity to meet seasoned investors in the Orlando area.