You can argue that the money spent on forming an LLC and the annual renewal fee might be more efficiently allocated as money for down payment and/or closing costs until you get a property under your belt and to a point where there is enough equity to protect.

Also ensure you run the numbers prior to making any offer and get a local mentor to help you through the process!  

You will want to ensure you are meeting the requirements to be a real estate professional, therefore making the losses deductible.

What do you have to do to get this building operating to peak efficiency? 

For all these ideas around or about the trust, you may want to speak to the trust attorney to ensure you are compliant with the trust documents and state law.  

This is on a SF, of course I would hope it would never be that frequent and some I could possible handle myself but I want to be conservative with my estimates to ensure positive cash flow.  

I work at the local community college where I started a sustainability/construction/renewable energy/energy efficiency program and teach some courses.

@Josh Autery - Our sales pages are based on principles used by SaaS companies (Software as a Service), whereby product knowledge and pricing are shared with the consumer to ensure they fully understand the product before purchase.  

Would it be most efficient to replace with forced air furnace and air conditioner?  

I will check the developer's clauses to ensure they don't have any restrictions on reselling lots prior to finished product.