The costs of transferring to an LLC: In Florida, we have to pay doc stamp tax upon transfer of a deed at $.70 per $100, plus recording fees.  

You want to annotate your late fees upfront and highlighted it on the L.A., the expectations should to be brought forth before they move in so that there is no misunderstanding. 

Cost me a few grand because at that point in the deal it was just easier than arguing every single point, the buyer freaked out when she got the report and I can't say I blame her to be honest......Ok, Rant Over....

I know now that I need to be firm right upfront. 

I recently wrote about this for BiggerPockets: https://www.biggerpockets.com/blog/dollar-cost-average-real-....

The cost of hard money also makes timing and accuracy of projections even more important.If it fits your situation, house hacking is the best way to dip your toes into rehab investing.

If I sell the house for what I bought it for net of costs, I would think that there would be $100k in gain + recapture.

For something listed through MLS, what does it cost you to use a realtor? 

Is so - what are the chances to get permits to build and what would you estimate the cost to actually get the land ready to build (water delineation, mitigation etc..)?

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!