I do private lending but I prefer to pull my money out after each deal - that way I can evaluate the merits of the next deal.

Otherwise Keap is a great CRM with a lot of bonus features (like landing page design and deployment, for one) baked right in that could merit a look.

If your numbers make sense then you should be able to find a commercial lender that will lend on the buildings current merits (at least I assume this much having never purchased an apartment building before).

I always use examples of actual properties so what I way has merit....not just mine.

Now, not everyone can start as a cash buyer, so using a rental arbitrage strategy to accelerate one’s trajectory to that point holds merit in my opinion.

Now my business shows some merit on paper to grow it into the future.

The IRS is not going to classify every house the same way; each deal will stand on its own merits and you may be paying capital gains on some (the ones the IRS determine are rentals) and ordinary income on others (the ones the IRS determine are flips).If you hold for less than a year, even if your intent was to have it as a rental, you'll be paying short-term capital gains, which is taxed at the same rate as ordinary income.

But I'll have a tenant in essentially a brand new unit paying down my equity and stuffing a few bucks in my pocket, which after refinancing, cost me nothing (or even gave me cash).That's why every deal should be evaluated on its own merit, not compared to others. 

This individual is an agent and investor so there's some merit, but they are also an investor wholsaling a property, so cause for investigation as well.

In fact if there was merit to this case I would probably be suing my PM for not properly managing the property.