I work with an auctioneer who is selling a 103 unit hotel at auction in the southeastern part of the US.

An optimized texting campaign should be getting 1% lead rates - meaning if you send off 500 texts, you should get 5 leads back.

My name is on the deed, but I don't have enough money to do what needs to be done.  

This means that the properties you buy will be the ones your target tenant pool is willing and able to rent.

@Charlotte WilsonIf you will be occupying one of the units, I recommend 5% down conventional rather than FHA.

I'd also be shocked if there's any cash-flow after the refinance.

Eric,, I think why people go for the fund model is the idea that they are spreading their money into multiple notes being held by the company.. while in theory this is great but as you noted you don't really have any security compared to being the beneficiary of the debt instrument IE debt is in your name. 

we have investors who are trying to decide between long term rentals on new builds and short term rentals on new builds in midwest markets in urban adjacent core neighborhoods. how are yours performing?

Jonathan, I'd be interested in that list of HELOC lenders you mentioned. 

Who is saying that?