Recently, we created the first (as far as we are aware) residential assisted living focused fund and have successfully raised for multiple homes, giving our investors and us exposure to the cash flow, and equity upside that comes from owning the real estate and the business.

The 10 year is going to continue to create resistance in the mortgage/cre field.

Create a simple spreadsheet or written list to compare the features of each and identify the ones that align with your requirements.

My plans in Charelston SC that tend to be custom will take 60 to 90 days and cost 10k or so. but they still get check sheets to..

What I can say is that in any business, it can take years or decades to create and nurture a client relationship.

Check out FilePlace, where user-created forms are available for free.

Consulting with a tax professional is advised to ensure compliance and proper handling of deadlines.This post does not create a CPA-Client relationship.

You can also create a basic scope of work and get ballpark estimates from contractors or use cost-per-square-foot averages for your area.To determine ARV, look at recently sold comparable properties in the area that are similar in size, style, and condition to what your property will be post-renovation.

Slowly build out a repeatable process...if you continue to change things (as in different types of properties, different levels of renovation, different finish material, different neighborhoods, etc.) you create more variables and make it harder to solve to the problem.I am a math guy and less unknowns/variables you have the easier the problem will be to solve. 

They also tend to stick with locals to create more affordable housing by locals for locals.