Either way you either find or create a demand.As for survey and stuff thats basically a waste of money until you are dead set on what you are going to do.

After hearing that my 90-year-old grandfather, who now relies on a motor scooter most days to get around, just returned from a trip to obtain continuing education in order to his civil engineering license active, I realized how silly the excuses we create for ourselves truly are...If he still has that kind of fire at 90, how much should I have today in my 20's!

If you create an LLC, you will need a business account.

I haven't created one for next month yet, because I have a contract on the house we were meeting at.

What new obligations does trading create?

So I’ve decided to create an LLC where I would be a 25% partner with my sister and she could by me out as in the future through monthly rents or when she inherits more property in the future.

Seems like an artificial way to make a market and create money. 

It may seem crazy now to set a goal of $60k or even $80k a year, but I can tell you that as your family grows, you will be thankful to have that extra to do exactly what you mentioned - created freedom.

Create a trust to put your deals under contract with sellers.

And any amount you purchase over the amount of your sale adds depreciable basis to your property and does create more depreciation allowance.Your situation isn't hopeless but it's probably going to have to be multi faceted and one where you have to compromise a little.Unless you simply do a cash out refinance and let the property support the new debt.