Trying to convince your buyers that these sub $100k rust belt houses in Detroit, Cleveland, Toledo etc....are better for long term appreciation than one of the most desirable cities on the planet isn't the move.

If you think rents are going to grow 20% per year, every year, for the next 5 yrs, you will look beyond today's value, and start pricing in the future value.Really, most buyers are backing into a desired IRR and/or cash on cash return, and backing into a viable purchase price.  

If I need to unlock it so they can set it at a desired temperature, then I need to be open to do so.

Reading through some other forum posts, it looks like there are much simpler partnerships, entities, or offerings that would meet what I am trying to do:My Role:-Decide on properties to purchase, mostly SFHs-Establish LLCs or other business structures to hold the real estate and distribute returns-Purchase properties, using loans as needed depending on the ROI/cash flow desired from investors-Act as property manager for the properties-Depreciate properties held in business entities to minimize taxable income to investors-Distribute returns to investors-Create investments that have high cash flow (CF) and low appreciation (App) , moderate CF and App, low CF and high App-Find investors from connections, friends, and family with no public advertising-Advise in a minimal capacity on tax and real estate strategies-Send investment reports to investors-Be fiduciary to all investors-Receive compensation from PM and other management work I do related to the investmentsInvestors:-Can be non-accredited -Invest as little as $1000-Can use retirement accountsWhat references can people recommend for me to learn about business structures, partnerships, securities, taxes, or other topics to get me started on learning what will work for my goals?

Financing them is also not complicated but some banks/lenders have no desire to fund them.  

You may have put in granite counters when the other homes have laminate which makes yours more expensive but not desirable for the area. 

A certain percentage of tenants will pay late, a certain percentage will default, and a certain percentage will require eviction.The “problems” increase as the desirability of the property decreases.  

If you don't get your desired ARV, are you able to exit another way?

Sale price: $109,000 PRIME LOCATION- Highly desirable vacant lot with B-2 zoning located just off Interstate 81 (exit 29) Glade Spring, Virginia.

Operational efficiency is also crucial; optimizing operating expenses and implementing tenant retention strategies, such as lease renewal incentives or adding desirable amenities, can stabilize your cash flow and reduce costs, helping maintain profitability even if rents decrease.Investing in property improvements, such as value-add opportunities and energy-efficient upgrades, can command higher rents and retain property value better than average units.