Also, rates are still low.So, other than terminology, what you proposed in your original post and what you said your broker proposed sound like the same thing to me. 

I haven't heard of anything new that further restricts sophisticated/non-accredited investors beyond the limits that have already been in place, but it's possible I missed a recent policy proposal.

If your property will cash flow right away or very quickly, then your proposal might work. 

I think a lot of this is too subjective and could cause landlords to be fined for non issue items.  Like section 4 - paint peeling, etc.  What are your thoughts on this?  

What would I need to propose to a new individual to bring into the deal as a guarantor during a refinance?

How did they investor buyers even propose and negotiate this deal to the bank? 

Data shows that investors are putting properties up for sale to get ahead of proposed tax rate increases and possibly the elimination of capital gains protections.

I definitely recommend explaining any increase you decide to propose.

You can subscribe to updates and read more about the proposed legislation here: SB391. 

You can then instruct the property manager to either ramp up or ramp down the marketing efforts.The property manager prepares the profit and loss statement for you each month to explain exactly what the profits and losses were, based on the income and expenses.The executive summary explains the profit and loss statement and variances from the proposed budget, which the property manager created at the beginning of the year and is now tracking on a monthly basis.To give you some perspective, while landlording for three and a half years, I assembled a portfolio of 104 units, consisting of mostly small properties.