@Ben Feder Google street view is a huge help here, also if you mark them yes/ no through a place like Redfin you'll see patterns start to emerge, as I said before a firm budget also helps, because it doesn't let you stretch fantasies too far.

For federal tax purposes, and also for most of the states , you will pick up the income from the property in the single member LLC at the individual level.

When I say, this is where my money comes from, they all seem to say yes, I can handle that, but then they do not.I know I need someone who can handle taxes for Trust money, Roth IRAS, regular IRAS, a real estate business (definitely work more than 750 hours a year and its my only business as I am retired from other job) involving buying foreclosures, fixing them then renting them, and federal retirement funds. 

I was told by the custodian of the 401K, that I would pay approximately 27% federal taxes at time of withdrawal and at the end of the year city and state taxes.

It must file the appropriate forms with various state and federal agencies monthly, quarterly, and annually.

It's imperative that you require access to prior year state and federal year tax records, license documents, insurance cover pages and even check with your Secretary of State, Attorney General, and local health departments from where they are coming from to determine are they legit without infractions.  

However, this usually leaves you at the same place because you will then need to comply with that states securities laws, which more often than not are modeled on Federal Securities regulations.The most popular type of expert offering is the “private placement”.

@Mayer M.It is my understanding that 401k contributions will reduce your state and federal income tax, but not the SE tax.

I guess the question I was trying to ask is, are there state-specific laws pertaining to real estate which a CPA needs to be familiar with, or the main RE-related tax nuances all part of federal tax code? 

It all seems risky when there are Federal and State liens as well as private mortgages with the vacant land as collateral - trying to tread carefully.