Find out who has good Google Reviews (and responds to them), find out who answers their phone, find out who has a polished and professional website, etc. 

Your best bet is to ask for referrals from professionals in the space: realtors, other investors, this forum, FB groups, etc.

Consult with a legal professional for guidance specific to your situation.

My conversion rate was higher because they kind of look like a wedding invite.In regard to lenders, join meetups and local facebook groups and ask for referrals.I’m doing larger commercial deals now and found I wasted a Ton of money on direct mail.

They will get the highest price and the best terms for their property by marketing it professionally and exposing it to the maximum number of retail buyers, which means putting it on the MLS with an agent.

Assuming they are professional and skilled in the craft - alot of the issues you have faced, they will remediate and mitigate moving forward.

The first is that there's no consensus between tax professionals, and the second is that you will not like my personal interpretation.My interpretation is:Until the property is "placed in service" - everything goes into basis.Illustration.You buy a property July 1st.You finish rehab November 1st and put the property on the market.Your tenant moves in January 15th.The property was placed in service November 1st, and it does not matter that the tenant did not move in until the next year.Everything paid between July 1st and November 1st, including interest and utilities, goes into basis.

Readers should seek professional advice.

The other challenge is selling it, there is a smaller buyer pool for hospitality in a small market but that was known going in Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

You can request a hardcopy by calling (800) 226-9101 or (850) 488-1122.Include all allegations and supporting evidence, such as photos and timelines.Mail the form to:Department of Business and Professional RegulationDivision of Florida Condominiums, Timeshares and Mobile Homes2601 Blair Stone RoadTallahassee, Florida 32399You can also fax the form to (850) 488-7149.What happens next?