If you are managing this yourself, you are off to a great start.

Plus  2 years free property management.

We got out of condo conversions couldn't really sell any of them and transitioned to ground up development of single family homes and three story walkup triplexes on a build to rent model which is much easier for us to manage and our exit isn't a sale it's just a refinance. 

I have hot tubs in the majority of my STR that I manage and always request my clients to get them.

I've purchased a couple of my investment properties directly from property management clients who decided to sell. 

For large apartment projects, it is not practical to demand the return of all letters before closing.

I’ve done a couple of fix-and-flip projects in the past using a hard money lender (HML), which has its pros and cons.I’m currently looking at a couple more properties and trying to decide if I should go with an HML again or explore other financing options.

I have attached a photo of my original property taxes along with the new projected property taxes.

It will take time.3) Property management companies, chamber of commerce meetings, local commercial RE brokers, etc are all additional options to network and find people who do deals.

I have solid property management in place with my portfolio so the time commitment is minimal but it still takes up space in my brain.