. - Design: design goes hand-in-hand with amenities for maximizing revenue.

Unless these folks are the money managers for a money laundering scheme designed to clean blocks of cash with large denominations and private party placement and don't care about 5% US Bond scrutiny (sovereign wealth comes to mind), my first thought when I saw the 3% interest rate was skepticism.  

You need to make sure the policy/coverage you get is designed for this use and not a standard homeownes policy.The Lawyer and the town can give you an idea of the Modifications you may be required to make due to:- ADA compliance- Fire Code Compliance- other Laws/Ordiances that may be triggered when you move away from a Residential to a Commercial exposure

Neighborhoods; rehab; design; investing principals like leverage, appreciation?

An umbrella policy is designed to cover excess liability so they always want to see an underlying policy for protection. 

It's truly an accounting software whereas it seems a lot of the other available softwares out there aren't designed that way.

We have found that when we focus on color or theme in our design, it makes people want to stay there more.

I have relationships with realtors, lenders, and contractors as i used to work for Menards designing kitchens and a realtor for a couple years.  

They suggest to aim at $100K/mo profit and design your marketing plan to get to that number (spend $22k-$25K/mo on marketing).

Hard Money is for suckers" is copywriting designed for you to want to get in touch and put in a loan request so they can sell your info to me and I can hopefully close your deal.In my marketing, I often use "Hard Money" as a blanket term for Real Estate Investors because its a widely know term, thought its rarely understood.There is good and bad to all things, including Hard Money vs Private Investor...It seems like you're giving up half your profit.I would think its worth paying a a bit of a higher rate and being able to keep 100% of the profit on some of your deals.I am happy to discuss further.