For reference, we're heavily involved in the co-living space, which is an unorthodox strategy but can perform exceptionally well with the right property and systems in place.

A clean, neutral-looking curb gives prospective homebuyers a chance to visualize their own additions/upgrades.

It has taken four months.Unfortunately, when probate is involved, the process can absolutely drag out.

Balloons are not allowed to owner occupants, but you can raise the interest rate at 5 years.You should be able to at least get out clean in Austin.

Find an older one who'd rather sit back and get the interest than the higher return higher involvement of another flip.

Encourages Larger Investments: By offering higher returns at higher tiers, you incentivize investors to allocate more capital to your projects.Builds Long-Term Relationships: Investors appreciate being rewarded for deeper commitments, which helps foster trust and repeat business.Scales with Your Business: This structure can align with the complexity or scale of your projects, ensuring that you have the resources you need while staying competitive in the market.Key Benefits to InvestorsSecurity: Deals can be secured by tangible assets, such as a deed of trust or promissory note, providing peace of mind.Flexibility: Payments can be structured to suit the investor’s needs—monthly, quarterly, or upon project completion.Attractive Returns: With returns starting at 15%, investors often see better yields than traditional investment vehicles, like stocks or mutual funds.How We’ve Implemented ThisThis structure works particularly well for our large renovation or development projects where multiple investors may be involved.

I do however think as things clean up systematically, cashflow will improve and the benefits of low capX exposure in near term and appreciation will work out.

By all means give them a note on how to use all of the appliances (eg clean out the lint trap on the drier after each load, do not use dish soap in a dishwasher, change the furnace filter regularly, etc).

Do you understand the added complexity, work involved, and costs? 

Instead of flipping the house, I should have wholesaled it—cleaning it out and listing it for another investor to take on the renovation.