We are not currently accepting Lot to Yard, Garden and Green or Commercial Development applications.” is “new construction” the same as “fix and flip”???

Any mid-sized (>10-20K people) town in middle America with chain hotels present already (Hilton Garden Inn, Fairfield Inn by Marriott, etc) has significant STR demand. 

You'll file "Articles of Organization" through that and you'll likely need to do an "Operating Agreement", which you can hire an attorney to do or, if it's just you and your wife, you can likely get away with just doing Legal Zoom or Law Depot.

Their project Scope of Work is likely differentTheir materials are differentTheir contractors are differentTheir project location/construction market is differentTheir ability to manage projects and keep them on schedule is differentTheir negotiation skills are differentEtc, etc, etc...Unfortunately, learning how to estimate repair costs takes time and experience, and if you truly want to learn how to estimate rehab costs FOR YOUR PROJECTS, you need to start with the Basics.Here is the process that I would recommend to learn how to estimate repairs so you have the foundational knowledge to successfully estimate repairs and rehab houses:#1 Read the Book on Estimating Rehab CostsJScott's 'The Book on Estimating Rehab Costs' is a great resource for new rehabbers to learn how to Estimate Repair Costs on 25 common rehab repairs.https://www.biggerpockets.com/store/the-complete-guide-to-flipping-and-rehabbing-physical-new-edition#2 Explore Lowes and Home Depot to Learn About Material PricingTake a tour through Lowes and Home Depot (or their websites) and look at finishes materials and fixtures that you will consider using in your rehab projects.

If it's multi member you need an "operating agreement" you can buy software from Office Depot that will create a basic LLC agreement or get one from legal zoom or other online site.

I continued looking and eventually found a niche that I believed would allow me to make a decent amount on the side as well as work with my crazy schedule.Concrete Statuary,Making concrete statues for gardens and landscaping was my solution to this problem.

The rehab costed roughly $80k and it ended up selling at $392k. 2 units + a garden unit.

I normally tell people that are single-member LLCs that Law Depot/Legal Zoom is fine, but I've learned in my career that good fences build good neighbors.

Again, if it's so easy, why havn't you used legal Zoon or the forms sold at Office Depot?

Also, their labor production rate is something not accurate, it only accounts for if they are doing that and materials are already set closeby within an arm's length, so running to home depot and hauling from truck to second floor is not counted.