I for one would dislike being pushed into a box, I'd prefer to choose my own stuff...and it really ain't that hard.Interesting concept though, I just do not see the value for a veteran Contractor or Imvestor.I'd ask for references before using them...

We use Avail.co to manage our leases, and it's a simple box to check to require tenants to get a policy.

Fit buy box of A or B rated school that will appreciate over time.

There are often creative solutions when you get others involved who have experience or resources.It sounds like you’re determined, and with some outside-the-box thinking, you’ll find a way to make this happen.

While I'm grateful for the appreciation, there comes a purchase price for new acquisitions where the returns diminish rapidly and tougher to find properties that fit my buy box. 

You may not like their current deals/offerings, but I would call each of them and let them know what you are looking for - essentially your "buy box."

However, before doing anything I take my time to gather information, think outside the box, connect with people who have done the very thing that other people say is impossible, stay patient, see whether there are any unique solutions I can bring, and only then decide what to do.Thanks a lot for your feedback, and I'm looking forward to learning more, especially on the thesis of not using short-term debt for a long-term investment.  

If you're open to outside the box ideas, I have one for you.

Yes, because Private Money infers that you are in a negotiable deal where your project can be outside the box and you can negotiate unique terms with a private individual - that - or a big box lender with strict rules and guidelines. 

OP look at your buy box, REI strategy and approach.