I don't want to be involved in day to day operations boots on the ground, so I need a larger community that can support staff, but again, I have plenty of friends who are milking the smaller community niche.

The value of commercial real estate is determined by your Net Operating Income and Cap Rate for the area, not comparables.We purchased a 37unit in 2009 with $150k down. 

Its good to hear feedback about how they operate in TX markets.

Under most office leases, you are going to be charged extra for all the operating expenses of the building, from taxes and insurance to security to cleaning the restrooms.If you need any work done in your office, you have to go through the building management and use their contractors.

I have a 'S' corp in another industry and despite me forming it RIGHT FROM THE BEGINNING, it had very little impact on my day to day operations and tax ramifications. 

Generating gross operating income $190,000 with $80,000 expenses leaving $110,000 after taxes and interest left with $60,000 profit in the pocket.The way I am structuring the deal is that If the investor puts up $300,000 they will have 85% ($50,000) of the profit and being that I will be doing the day to day managing of the deal 15%($10,000) per year. 

Thanks in advance to all experienced vacation rental operators!

A business he still works at 5 days a week putting in 50+ hours.My point here is you are young (I'm five years your junior) and have many decades to grow and operate your yet to be built real estate portfolio.

My dad and I operated a small sawmill in the other building On the property.

It looks like i'll have to deal with the bureaucracy which is going to delay me for weeks, seems like they are operating 30 years behind as far as technology and communication.