2) If marked a dealer and now being subject to higher taxes (including self employment tax), is forming an S Corp the only way to relieve some of this?

Plus potentially self employment taxes as well. 

With all of the new employers coming in, I believe the demand will only increase.

Our criteria for the surroundings are:Proximity to a substantial airportEstablished community with good schools, growing employment, low crimeA resort destination that offers potential for vacation rentalsOlder and newer homes in mid- to upper class neighborhoodsImproving real estate prices, but not yet over-heatedWe are taking the month of November to visit and research the southeast (Miami - West Palm Beach) and southwest (Naples - Tampa).

I'm in the same boat Keith but might be using different bait.

The difference between the two is that profit from a flip is subject to self-employment income taxes in addition to the ordinary income taxes.Your situation is the sale of investment property, which is not a dealer disposition; therefore, only short term capital gains tax applies.

Employ a license electrician for all your electrical work.

@Stan Hopp, generally the rental income from investment properties is considered to be passive (you need active, earned self-employed income) - therefore it will not quality for contributions into a retirement plan.

You might be able to get in at 20%, depending on your employment status and credit score, but I think even 20% is going to be tough.Could you live in one of the units for a year?

Are you referring to candidates that you have already completed the screening process on,- credit, employment history, previous landlord etc.