I see this making it hard to scale.question: how come your rate is so poor?  

Today our inventory is so low, that sellers don't have to give me 50% discount because of poor condition.

who is so brave to hire you?

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.

At every single point in history, people think that the market as it is then, is so hard, and so expensive to get into.

Yes, I share the same feelings and dont understand why the information and steps required is SO extensive! 

During the peak season you have to make your money when the slow season is so much less.I do have events where the prices are expected to be high due to supply and demand.I do see some of the dynamic pricing days as being rediculous and your going to miss out on the early bookers looking for a fair price.

Less risk as far as a debt note, that's true, but debt is not the only risk to be managed.

As far as LLC structures and tax strategies you should find a CPA who has experience with real estate and small business.  

As far as ARV I would find an agent who works with investors to work with you.