Low and behold they just shut down my membership. 

Her credit is that low because she is financially irresponsible.

Quote from @Paul Azad: Beautiful property Blake, and great growing area, i drove through a few years ago, amazing scenerey and perrenial vacation spot, would you feel comfortable sharing the structure of the syndication for the investors, fees, projected IRR, or time weighted avg returns etc from a potential passive investor perspective?

Obviously I want to keep my costs low but still want to spring for amenities that would give me a competitive edge compared to other rentals.

Unless the seller has to be immediately out of the mortgage I see sub-to as an excellent cost reduction strategy. just reading between the lines.. but if the bank says they will take 91k for it sounds like the mortgage is in default so a sub to might not be possible.

At the risk of taking flak here, I'm going to say I've seen a lot of super cute stock tank pools that are low-cost options. 

This week supposed to be 15 highs and 0 lows. 

Can you lease an apt under USDA low income and have someone else live there???

It’s on a quieter street, low income area.

I’ve reviewed a number of theses DST’s across numerous asset classes  and there performance /returns are generally fairly low and unimpressive.