As @Michael K Gallagher shared, there is some benefit to putting yourself in a position to be able to perform a sale-leaseback option or other refinance once the property is open and has the financial capacity to do so.

But if the spread is $3.00 per $1K (which will be impossible), then I go with IO.10YARM for sure, mathmatically speaking , would perform better than 30YFRM. 

Thes same can certainly and should apply to a PM that is hired to perform services on your property.

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Is it common to withhold retention from the general contractor payments until lean release is obtained from the sub performing the work?  

I know the properties would perform better but at the same time the headaches that come with it.I'm just exploring what if scenarios at the moment. 

However, if you elect to own the real estate in your personal name, creating a separate LLC to perform property management functions and to collect rent provides absolutely no added protections.

Appreciation can be fantastic, but purchasing an under performing asset with hopes of high appreciation isn’t ideal unless you have plenty of cash or need tax incentives. 

Looking to make a performance metrics dashboard (in excel) to analyze how my real estate investment properties are performing over time.

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