I would also include 'creative financing available' at the beginning of the listing description to capture everyone else looking on Zillow, etc

Real estate is a long game :)Food for thought, especially with a family.  

These include drafting offering documents, adhering to ongoing disclosure rules, and audits, which can easily run tens or hundreds of thousands of dollars.

Previously I'd always used Stessa, which has a great Net Cash Flow statement view, breaking down the usual income/expenses, but also includes a section for Interest/Principal, and another section for CapEx. 

I'm trying to raise funds from my family and I am being asked to produce pro-forma scenarios at 2, 5, and 10 years which should include IRR and ROI.

After reading so many intros of young, single, eager individuals, I'm hoping I'm not too late to the game! 

Work with a qualified tax advisor on filing all of this including filing the 990T return for the IRA.

Loss of Use / Loss of Rents: Normally, there is a 20% included limit.

GP's typically have to put skin on the game.

I took a break from reading "Money: Master the Game" by Tony Robbins to read all of your hurdles.