There is insurance, utilities and your set-aside for annual property tax and upkeep.  

I caught another podcast one day that featured Charles Roberts, I really enjoyed it and Charles recommended "Set For Life" and oh WOW!!!!!!

Traditional, flipping a home in Historic Preservation Zones (HPZ), can come with great difficulty as these neighborhoods come with an extra set up rules and regulations to ensure that the “historical aspects” are well persevered.

@Brian Orr - Delaware is (one of) the most common state for corporations to be set up in.

I am looking for something more strategic to were I can set targets, milestones for projects, properties, and my company and track and manage their progress.

If you get 20 contacts, 15 of them come look, and half of them apply, you may have set the price low for the market.

@Chris PurcellYou're setting yourself up for a painful fall if you plan on doing this yourself now.

I would recommend finding one that you work well with, is investor friendly, and their skill set offsets yours.

I would set up service people and call them yourself.

So now as stated I have 3 communities going and so I have 3 separate developers licenses.. 3 separate bonds  3 separate insurance policies. and I am closing on a big 90 lot project in December which will necessitate yet another set of licenses bonds and insurance..