Yet investors expect a PMC to do all this extra followup for free because they think the program is "gold".We've always accepted S8 tenants and have no plans to stop.It's a decent program if the investor understands the limitations and challenges.Otherwise, it's "fool's gold".

My plans would require the Village to rezone the property.

I plan on getting a few more pieces of real estate once i see how the market shakes out.

Some investors prefer to start saving for these ASAP, while others plan to deal with them when they happen.The unknown is Maintenance costs, which are often dictated by how "hard" a tenant lives in a property.

When distributions pause, what went wrong and what is the plan.

If your plans are in late 2025 to 2026 I think its too early to engage with agents as well as lender honestly.

I've been learning about real estate investing and am ready to take action on my first out-of-state property using the BRRRR method (with plans for short-term rentals).

I would say that sounds like a solid plan to me 

The rehab of the vacant was part of the business plan.  

Secondarily, LLC ownership is very helpful for business planning.