Do people identify partners, set up an LLC (which could take weeks), find a property and then create the operating agreement to determine ownership?

I recently started a self directed ira and i need to find an operating agreement to use as a templet

Not sure if they operate in Pittsburgh, but we use Guardian water and sewer.

Small operation but will work hard for you.

They're big churn & burn operations.

Commercial Value is determined by calculating the NOI (Net Operating Income), and divide by a market cap rate based upon your geographic location, and average cap rate that similar facilities in or product type have traded recently. 

You'd be surprised how quickly folks comply once they have a deadline set in front of them.  

@David ZhengAs with any business you are taxed on your net operating income.  

Marketing strategies, employee requirements, compliance costs/requirements, software costs, training/education, insurance requirements, etc all are not within any model that you would use one another industry model...it is it's own animal, Without explicit insider knowledge of the escrow profession, it is usually a suicide mission to start up an escrow operation.

@James Cannon are you going to operate an assisted living out of the property?