To get used to talking about it, I might just work with another new business owner and practice our pitches together.

-Loan Extension Fees-Early Payment PenaltiesLots of good advice from everyone else above, but wanted to add this as if you can find a lender that minimizes these extra charges that can make a big difference

There are a number of guidelines the IRS has for performing a proper cost segregation study (which will pass in the event of an audit) Here is the link to that list on the IRS website:Cost Segregation Audit Technique Guide - Chapter 4 - Principal Elements of a Quality Cost Segregation Study and ReportI have never seen a DIY before, but I'm sure people do it.Depending on the size and type of your property the fee for engaging a qualified engineer-based firm to conduct the study can be as low as $3,000 (lower in certain cases), and the significant benefit created well outweighs the minimal costs.

I guess I as just trying to make the point how the past 5-7 years with the unprecedented increase in rents, the sales pitch for cash flow "looks" better. 

The rent is the rent no matter how many beds are filled so the house is incentivized to keep the house full with people serious about sobriety and paying bills on time to minimize each persons monthly rent. 

It seems that the complainant is a new investor just starting their real estate journey, and after using Biggerpockets as an educational platform, they felt compelled to utilize highly rated turnkey companies to minimize risk.

But it’s been a great business for us with minimal risk, a good return, and no need to please investors or manage employees!!!

The most persuasive pitches often come from genuine storytelling based on real-life experiences. 

Your pitch is to hold someone's hand, spending two hours per week one-on-one with them for $280 per week.

This means DONT overload on wordiness, don't get rediculous with pitching, lend ENOUGH of what one would want answered to move to the next step which is creating a LEAD.