DSTs suffer from 3 main problems:1) Low returns (aka 4-6% ish)2) High fees3) Poor / no liquidityThe combination of these factors makes DSTs pretty terrible investments right now.

There are definitely pros and cons to each so I figured I would just lay out a few benefits and personal thoughts: Small banks/brokerages:Pros:- Some regional knowledge of the market- Possibility of more creative lending guidelines with bank specific programs- Sometimes they have competitive rates for their areaCons: - weak balance sheet (more strict on some guidelines, no wiggle room, inability to be flexible or grant exceptions because they cannot afford to hold less than perfect loans)- Can't scale with clients to different markets- Usually limits exposure to individual investors (they don't want one investor to be too big of a portion of their balance sheet)- Lack of experience with multiple solutions (tend to have 2 or 3 loan products they sell and are too niche to provide tailored solutions)Large banks/brokerages:Pros:- Large compliance departments that understand individual market guidelines (typically each state has specific lending guidelines that augment the national baseline)- Ability to scale into multiple markets with same lender (licensed in many states)- Impossible for individual investors to "outgrow" a large bank's balance sheet (not concerned with one investor's concentration)- More lending solutions available for different scenarios- Often comparable or better rates given the game is volume basedCons:- Can be more difficult to get fast responses if the bank/brokerage does not have good follow up systems in place (or if the underwriting/processing staff gets overwhelmed)- Bad large banks can feel less like a relationship and more like a cog in a factory (less personal)Overall, I have worked from both and worked with both as a loan officer, branch manager, and as an investor/client myself. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I haven't explored the market yet for that product.  

Although worded poorly this was the reason I posted as this would have constituted the first time and I thought there could be a problem doing so.

Hey @Anna Stohlmann - congrats, you've hit that point in your REI journey where traditional mortgage products will not work (unless you bring a ton of cash to the table to reduce LTV). 

You will spend 10X on repairs and servicing of a poorly manufactured window so better to spend a little extra up front.I've recently had success using Harvey slimline windows on some rehabs.

A lot of old product tho so buyer beware.

However, the mortgage is not a commercial product and thus requires our personal names be on the title of the acquisition property. 

If you're looking to buy turnkey, you might find a property that was previously used as a short-term rental (STR) but underperformed due to poor management or only seasonal use.