The offering would be at 490 units at $1000 unit which allows 49% to be sold to have the preceding benefits to remain in place.

HUD loans will take drastically longer (I've never used one personally), but there can be benefits to using these loans if you're a long-term owner.The interest rates in your Key Considerations seem very low for agency loans and they're definitely low for bridge loans. 

STR seems to have better tax benefits (in the right market) but is it worth it at a distance ???

As long as comps don't reflect those highly upgraded sidings most investors would go with the cheaper option if the purpose is to maximize benefits on the refinance. 16k for siding sounds high if it's a 1000-1500 sqft home

And, factor in the depreciation and other tax benefits, deductions, home office, vehicle expenses, etc. 

I believe these systems only work if you have good employees, in which case a bonus is unnecessary.I provide strong compensation, some benefits like 401k, growth opportunities, and a strong work culture.

I remain big on real estate because I love it and I'm taking a long view that our kids and theirs will benefit if we can lay a solid foundation.

This forces you into an endless loop of Cancel - "Retain my benefits" What do I need to do to cancel this membership?

Aim for a path that benefits the current tenants if it's worth it.

Then i would probably want a CPA firm that has specialist that know the state laws for my portfolio so I can benefit even more.