Asset sold was mainly transfer of client list and contracts.Does it make sense for me to seek out a note purchaser?

Since you are renting out part of your primary residence in Maryland, your main concerns should be liability protection and tax compliance rather than complex asset structures.

Their main sales pitch is that they will teach you how to make more money by charging your investors double the industry average acquisition fee.  

I am completely self taught intentionally.

@Timothy Newsome Lots to unpack but the big question is what was the original intent for the property?

I was 3 months into the rehab when I found out that I needed a whole other category of insurance (builders risk) instead of the homeowners insurance I got on the purchase and that for all intents and purposes, I wasn't covered if something happened.Its a little thing amongst the many things that occurred on that first flip, but I always look back and say "who knew" and know that I know now.

.: Quote from @Jamie Parker: Finally got a walk thru of the property, now I don’t want to make an offer.This year I have been very intentional about input:- Phone calls- Conversations- NetworkingAfter a conversation with a large local home buyer in Memphis, I found a property that may fit their model.

Created with the intention of using as a short term rental.

There's definitely room for versatility, but being intentional with the amenities that align with your guest's needs will make all the difference in attracting the right guests at your desired rate.

Some will let you rent your primary and still do a DSCR loan on the subject, however, this would come with the added scrutiny of really documenting and evidencing you have no intention of moving in to the subject.