Let us know if there's any way we can help you in your investing journey! 

However, I do know 2 investors who have purchased 70+ unit properties via seller outreach, but it takes time.

I TRIED to help you but you " know better". 

We would need to know your current operating expenses (and rent) to be able to provide any suggestions.

My chief complaint is the lack of communication and an actual project management plan... thats good news I know some lenders get pretty concerned when construction is so slow.. but sounds like a great deal and I know RTR will be there every step for you guys.. did not realize they were the conduit for this transaction.

If this is something you are interested in, let me know and I will send you our projects. 

What else should I know about hot tubs ?

It's always up to investors/etc to decide their risk profile, but those who haven't been exposed to this stuff can't even know this is an exposure. 

Quote from @Marlena Hawkins: Does anyone know what insurance (liability, E&O etc.) is required for Property Management companies in DC and Maryland? 

I would never fund a newbie .. and if I am doing something like this for myself out of my home market that I know very well.. instead of paying for a guru course..