Monthly social hours with hors d'voures, community BBQ, pool party/cookout, monthly car wash, monthly giveway's (gift cards, dinner with management, etc. for a small group (2 to 5...and post pics on your website) who provide feedback on what areas management can improve, etc.

Any tips or advice you can share would be greatly appreciated!

Real estate consumers in our area are fortunate to have access to a large pool of talented and knowledgeable professionals who are backed by a strong association. 

For borrowers with low or mid-range credit scores, what are some strategies for securing hard money loans? Are there specific lenders you recommend for more flexible terms despite credit challenges?

The pain in the *** tenant pool, and just the bs of hartford taxes. 

You need to have a pool home close to the water in order to be successful there. 

I know a pool is a horrible Investment and we will never make any money back from it.

You'll also have some builders that this may be the tipping point for them to not build new units in the area and go somewhere else.

Is there anyone out there who has done this, and who could give me any tips?  

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.