The Ecobee lite has all the Nest features and fewer drawbacks just in our experience.

What would be your drawback?

The one drawback relative to Listsource.com is that it is not self-serve.

I can't speak to other cash flow markets specifically other than Michigan since I personally invest there..but the pure cash flow markets do have drawbacks.

They're more concerned with the value of the property and the deal itself than your credit score, making them an option for fix and flips.Home Equity Line of Credit (HELOC) or Home Equity Loan: If one of the partners has significant equity in their primary residence, they could potentially tap into this equity to finance the deal.As for your upcoming meeting with the CPA/Tax advisors:Ask about the tax implications of flipping properties within an LLC compared to doing it as individuals.Discuss pass-through taxation and how it will affect each member.Review the benefits and drawbacks of different business structures (LLC, S-Corp, Partnership, etc.) for your specific situation.Address the issue of distributing profits and losses among the partners.Get clarity on the tax consequences of using private money lenders vs. conventional loans.Ask about any state-specific regulations or tax incentives that might benefit your venture.Lastly, always ensure you have a well-drafted partnership agreement in place that clearly outlines roles, responsibilities, profit-sharing, and what happens in various contingencies (like if one partner wants to exit the business).All the best to you and your partners.

The drawback is the penalty when you exceed the 6 months.

Main drawback of this option is having to move 50 miles away from the city we currently live in. 

You are ahead of the curve wanting multifamily. took me a few years to learn that one. the bigger multis the only drawback I see is with our philosophies of paying down debt it forces me to keep working. how tf do I pay off a multi million dollar loan?

The draw back to these loans is that they are more paperwork heavy than the other "portfolio" types of loans....but if you have ever received a loan on your primary home, it's likely that you will go through the same type of paperwork here with conventional lending.

Either when using hard money would make your profit untenable or when there are other options available that would provide a greater profit without additional drawbacks.