Then try to figure out if its best to have their funds go to a CRT or if we as a nonprofit can create a 403(b) plan for the investors.

We never planned to keep our new build for 30 years, which is why we would have never used your cap ex valuation. 

Remember, in this model, you are planning on holding on to these properties as rentals so pay now in quality, or pay later in headaches and repair costs.

What's the plan with the property?

My point above is how solid are your financial and management plans?  

@Jeffrey Bourque Are you planning to finance this with a local bank or credit union?

Would you help is wedding coordinating/planning or just rent the space out?

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Ensure you collect a proper security deposit (typically one month's rent in Florida) to cover potential damages.Your plan to increase rent next year makes sense given rising costs (taxes, insurance, and maintenance).

There are fees associated with going to Real Estate school, obtaining your license, joining the board and MLS for your area, getting proper E&O insurance and so forth.