The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

I kept thinking it would get easier and less nervy as I bought more houses.

And on the houses I build I pay the lumber direclty myself I pay the roofer..

@Alex Mull as some with experience in both turnkey and all-in active investing, I can tell you the biggest advantage is saving, time, hassle, and some full-service turnkey companies mitigate your risk by doing the upfront renovations and placing qualified residents while the company still owns the house.

Or find a deal first then market it to buyers, then offer on the house and create an agreement with the seller & buyer?

You've probably heard of big Landlords losing property, but only because they were flagrantly violating Fair Housing, running a slum, or otherwise egregiously violating the law.

(do not trust me to build the house, but I do know how to qualify you FOR the house.)

Showing houses 30 minutes at a time counts.

@Shiloh Lundahl I will do value add specifically with ADU development, so I am tracking permits to find other ADU developments and overall inventory growth to find a competitive edge with supplying demand in areas lacking larger residential developers aka "the middle housing"@Arlem Garcia Interesting, Tariffs will play a big role in supply chains, so it will be interesting to see how governments come to resolutions@Henry Clark Absolutely, imo gone are the days of investing for cashflow or appreciation, now it's about aligning long-term strategies with lifestyle 

During our search for a replacement platform, we came across a system developed specifically as an in-house platform for a private lender we knew.