Sorry to say but it's time to lawyer up.  

When I attempted to do a similar flip in another county in Texas, where I was unfamiliar with the nuances of the area, my “slam dunk” deal ended up as a $40k loss!. 

If I would have bought a sustained portfolio with multiple units rather than starting with a single purchase I truly believe I would have lost a lot of money while my systems flailed rapidly attempting to catch up. 

More syndicators go out of business and wind up in foreclosure and/or lawsuits to enforce loan guarantees. 

Unfortunately it blamed you for that.I would call them up and make sure they understand it was the potential guest and not you looking to book off site.

If novations are done using a broker, it's straight up CYA.

I would keep the brokerage account and focus on the tried-and-true practice of saving up for a new investment.

In davidson county most people book an STR to be close to downtown or at least close to somewhere cool as a secondary priority (like 5 points or 12 south for example).If you have an STR in white house it's going to need to make up for location.

For experienced investors who have done 5+ similar rehab projects, I can lend up to 100% of the purchase price and 100% of the rehab on light 1-4 unit rehabs. 

Also, consider a portfolio loan to consolidate and free up capital.