On the other hand, the benefits are getting a 2-to-1 warehouse line at 3.25% based on libor and if you get your investor money at 8%, then your blended cost of capital is 4.83%.If you turn your paper every 60-90 days, it is possible to 40% to 50% IRR.

@Landrin Lewien is the expert here...to his point, the tech is good...these things are efficient for sure....even mini-split tech is crazy good right now....Sounds like you have some logistical issues blended in here...I'd seek a couple of quotes...just be clear with your needs to get the best solution.Good luck!

@Sam Pa I have used the BP Texas Lease forms, edited, popped my logo on and other format fine tuning, and blended a little language here and there from a recent TAA lease.

Should I just focus on Direct Mail or blend in some online marketing as well.

Many blended families want 4 bedrooms.

More cash flow, appreciation, or a blend of the two?

Note I already plan on removing the trees.Some things I've considered that would be good to get input on:Repainting the white sections brown to "accent" the house a bit better so it doesn't blend green into greenRepainting the wooden portion of the stairsGeneral landscaping - removing overgrown trees/shrubs, possibly putting in some low maintenance plantsAny and all input is appreciated!

Everything blends in now and the text is harder to read.

I guess the play would be to include this in a pool and blend with some equity notes.

You should view comparable properties and look for the finishes they are using to blend in with the community.