This fee would be fully refundable if we do not perform its obligations under the loan commitment."

What they ARE doing is deceiving their clients by billing them for more time than they are actually performing.

Save a few properties and watch them on the rental market if you are looking to do LTRs.or If you are looking to do STR find local listings and watch those listings and check the booking availability week to see how they perform and how far out they get booked and the nightly cost.

We put them to the test with an office warehouse 3 building 40,000 sq ft syndication 2 years ago and they performed as they stated.When utilizing local lenders who keep the loan in their portfolio, you CAN negotiate on rate BUT I find it much better to pay 1/4 to 1/2 point above the absolute minimum and obtain these other advantages instead.  

We are self performing the entire build with exception of mechanical sub contractors

In this space there are many lenders that bait and switch, scam, or simply do not perform.

You also talk about Woodford Reserve, the grounds are beautiful and the brass pot stills are amazing.

When we rehabbed, we pulled up all carpets and found that the old wood floors could be sanded/polished/waxed ,so I then hired someone to sand/polish/wax the floors in all rooms and they turned out beautifully.

Wrong investors that didn’t perform.

Check out this top performing Kissimmee Airbnb, with an ADR over $1800.