6 months later, I have doubled the size of the yard with all the clearing, performed a unit turn raising rent over $600.

Every lender has guidelines; that’s why it’s important to perform due diligence with lenders, just as they do with borrowers. 

Most tools give you a glimpse of past performance.

Even if rents are trending up, if your tenant base can't make ends meet, the asset won't perform.

By working with a high-performing team, you can absorb as much as possible.

Obviously past results are not necessarily indicative of future performance, but it seems like a great investment for accredited investors to get a low-risk, solid return in exchange for some illiquidity.

To really make a good informed decision you'll want to look at all of the metrics of your properties performance. 

Some packages genuinely improve property performance, while others might feel excessive.

Though DSCR gives you a better picture of how the property is projected to perform vs debt service, you can't rely solely on one measure to make a purchase decision. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!