, minus cost of placing financing (if any), minus engineering & survey & permits/fees, minus cost of sale (commissions & closing costs), minus however much profit you want to make.

I have my Realtor's license (and engineering license too, but have it "inactive").

As an agent your "consulting" will be pretty limited under a broker due to liability issues if the broker has a brain, which they usually do.This is more of a marketing ploy than a professional position for an agent as they usually don't have the in depth knowledge as saying RE consulting can get into commercial avenues, finance, accounting, insurance, engineering, construction, development.....you get the idea.

We are both software engineers doing our first steps, learning as much as we can, in the real state business.

Are there liens from subs, suppliers, designers, engineers, etc.?

There are just too many chiefs (lawyers, accountants, consultants, engineers) to be efficient.

The timing for syndications has never been better.I studied engineering in college and never received any formal real estate or business education.

In my case the engineer that drew the plans screwed up, and so did everybody that reviewed them down the line.

However, being raised in the countries poorest region "Appalachia" I can honestly say that I have not had very good mentoring when it comes to investing.A few years ago I move to Lexington, Kentucky where I now attend University and am finally completing my undergrad degree in Computer Engineering.

44.71 per unit for water and sewer combined per month per unit sounds low to me unless the usage is in line with averages for the area (you can call the water company to verify standard gallon usage for expected people living in that size of a unit and water engineer for the department can tell you).