Annual home appreciation, rental appreciation and the property management teams in these markets are attractive for investors too. 

Just a short list its like 50 ways to leave your lover there are 50 gothcas in sub to. 1. the easiest for everyone to understand the sub to violated the Alienation clause in the mortgage or deed of trust and holder of the mortgage DT / Note decides to call the note due and payable and starts a foreclosure. 2. foreclosure started and the person who bought sub to has no means to pay it off or refinance it and the original sellers credit get trashed and if its a deficiency judgement state even on an owner occ like Texas lender sues original seller for the deficiency. 3. this kind of investing or acquiring assets tends to attract those with limited resources so they have no ability to fix things they decide to scale up and then it goes out of control and sellers are really harmed4. deal goes south and original seller sues or files complaint with AG. 5.

When it makes sense to refinance in the future, we'll take advantage of that.2.Attractive Investor Returns: With an 80/20 LP/GP split for cash flow and upside, we’ve projected a 12-16% IRR over a 5-10 year hold period.

What terms or incentives would be appropriate to attract investors for this timeline?

These strategic upgrades attracted buyers quickly, maximizing the property’s potential and market value.

These can help offset the cost of upgrades like HVAC systems, insulation, or windows, which could also make your property more attractive to Section 8 tenants.6.

I think most of the available mailers come off "corporate" and lack the local feel to attract sellers and potential leads. 

Probably very little unless you are mis-rpesenting the property.As a wholesaler, are you an attractive lawsuit target? 

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I live in the building.The machines are constantly in use -- it's annoying to me, and another set will be nesc for the higher end tenants I want to attract.