But, nonetheless, pier and beam is typically not terrible expensive to level (compared to slab foundation).

It seems like the last few years have been terrible on that side.

But fly by night note funds coming out of the woodworks to capitalize on this "high" rate environment by creating note investment "funds" that really had terrible ways of raising capital and minute chance by real estate, and promising something egregious like 15-20% +.

We had a lot of bookings in July, Aug , Jan and February at the $590 rate and sept and october were not terrible. 

I looked into it a few years back and decided it was too risky for me.You can go terribly wrong if you think you can do 30 or 40 such deals with money down and/or cash reserves.

Always posting to social media about how terrible our apartment was. 

If you're paying your expense fees up front, it's going to be a terrible investment.

Without rent growth or appreciation, these purchases produce terrible return.  

Honestly, big banks have terrible rates on mortgage.Work with a broker, they are your best bet; pricing beats big banks 9 times out of 10.

Hey Scott--So sorry to hear that is terribly stressful--I will send a connect request and call me if you want to discuss or reach out to Jonathan from the post above--you need a bit of guidance from a good GC (which I am as well as a full-time flipper)