From my experience, security has been good, there’s plenty of space around the pools and clubhouse area too, so it’s never loud or crowded, and the HOA appears to also cater to a broader more modern and contemporary audience, to include its Canadian, Brazilian and European guests and investors.

If you are looking to just calculate profitability, set how much profit you want to make then:ARV - Purchase Costs - Holding Costs - Selling Costs - Desired Profit - Rehab Budget (including contingency) = Maximum Allowable OfferIF you cannot calculate those numbers, a spreadsheet isn't going to help you. 

Thats an important question to ask nowadays, we were scammed by a marketing/SEO company who is now overseas and has a PO box in US only so basically untouchable.

I currently have 7 rentals units ( two three unit properties, an investment condo and a garage space) Currently I accept many forms of payment including Zelle, Venmo and paper checks.

This includes trips to properties for evaluations, trips to Home Depot, etc. 

(yeah, maybe I shouldn't be broadcasting my sick twisted forms of entertainment and strategy should I)BUT, most importantly is KNOW YOUR MAO and follow the math. 

These are questions I would ask and as you noted, if it seems to good to be true.....I have not dove into this in detail, this is just what the "sniff test" questions I would ask - could be a great investment for people - I am just telling you what I would ask. question would be who is the lender with a proven track record as you note Chris that would be important to know is the fixed debt investments ( loans secured by RE) bringing in say 8 to 9% and the equity in the MF is making up the difference with rental returns.. so say rental returns are 6% and the Notes are at 7% that equals teh 13%  ??? 

So if you move your IRA assets to 401k, including both rentals - you can finance them in the 401k and be exempt from UBIT.

So buying the right location will become increasingly important here to protect you in the long-termFood for thought.

Presentation and delivery is MORE important than content because that comes first.