For those that do invest in real estate using this, what are your reasons? 

Support has gone down substantially imo while costs have gone up. big issue for us was the announcement lady year that tenant ACH payments were going from free to $2.50/pop, or you can cover it for $1/unit but you have to do all doors and can’t pick and choose (despite there being a beta that they announced, told me I could join, then later told me I couldn’t join bc it was too late and blamed me for not asking sooner when I literally asked right away and followed up repeatedly).

FlooringScope of Work:Replace carpet in bedrooms with engineered hardwoodRefinish existing hardwood floors in common areasInstall durable tile in wet areas (bathrooms, laundry room)Estimated Cost: $20,0004.

I have been investing mainly in trust deeds but like you got connected with Dave and just recently ended up investing in his fund, my primary reason was for diversification and because it is passive. 

Would you rather set it and forget it and not need to refi again or rather take advantage of low/no closing costs on this loan and plan to be more aggressive on your rate at the time of your refi?

The reason is the rent-to-price ratio is good so you can cash flow, and most of the West side doesn’t have a Point of sale inspection which is really annoying.

How much is the rehab going to cost, what's the ARV going to be, and how much will the property rent for?

I had to go that far away due to the insane cost of real estate in Boston, so I fully understand the predicament.

Reason for asking is that I am trying to understand what a reasonable target rent per unit is for specific geographical areas. 

I've made offers before of "hey, I cant pay you $260k for this property - the most I can pay is $210k given XXX reasons.