@Cody Merkes - somehow there is a perception that you have to gratuate into bigger asset classes. 

Property managers of single family homes may or may not be as professional or sophisticated with in-house maintenance and on-site management like an apartment property manager would.

@William Merone that is a structure you could work with less sophisticated investors, but that is not likely to be a sustainable model.

This may be fine for sophisticated buyers/investors, but I wouldn't want to see new buyers in this situation.  

While I’m confident I can sell it, it’s a highly desirable area, I worry about the perception of fsbo driving away qualified candidates, managing multiple offers, logistics of coordinating option money etc.

While many are self managed, sophisticated buyers (when it comes time to sell) will be factoring this into their underwriting.

But, there are "sophisticated" investor exceptions within 506b.If you attempt to take part in a 506c offering, the sponsor will require verification of your status. 

I really think that "anywhere you go you'll be let down" was the most accurate and helpful advice I got, because you go into it with just perceptions and the reality is often very different.

The interest rate and terms seem most dependent on perceived risk, LTV, property quality, borrower strength and experience, and sophistication of lender.If I misunderstood your questions please be more specific and I’ll try again.

It has expense tracking and maintenance tracking features as well if you want to use that to track your expenses but it doesn't create any sophisticated reports so you will need to create your own spread sheet anyway.