Hot tub is notorious for collecting bad reviews. 

Perhaps in return they collect an acquisition fee,  collect a construction management fee & share in a portion of the upside.

You can use it for rent collection, leases, tenant vetting, the list goes on. 

So, even a small negative like a $50 unpaid cell phone bill that goes to collections when you switch carriers tanks their score.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Sec 8 collects data to "price fix" what they will allow.

A loan commitment letter carries more weight as it confirms lender approval, signaling a stronger ability to close.Addressing Closing Concerns: A commitment letter meaningfully reduces concerns, especially when paired with proof of equity and a track record of performance, even if on smaller deals.What Brokers Look For: Key factors are a reputable lender, clear terms in the commitment, and evidence of funds for equity and reserves.

We'll have about 12 US properties to show as proof of experience.

You will also need SOLID proof of mismanagement, not just being unhappy. 

Operating is where you collect the rents and pay expenses.