@Cole DobbsIn addition, I may be able to help you and connect you with some key real estate investor players in the Houston, Texas market since I am an Investor myself that have done most of these real estate investing strategies and also an investor-broker who has helped over 400 investors like you. 

I will admit they are better than some other big players, but can certainly find better rates out there. 

You should engage with the local players in the commercial market i.e.

Oregon saw it that way as well.. many folks got cease and desist using guru on line training techniques this just formalizes the activity and levels the playing field and gives both buyers and sellers a mechanism to get out of deals and or have a regulator step in..

Over the years, I’ve witnessed both newbie and seasoned investors get misled by various players in the real estate game, from wholesalers to contractors, realtors, property managers.

Hence you can see how interest rates play a large role in determining cap rates in a market in my opinion. 

You'd have to do the research locally, market by market, to determine who the players are.

I heard good things about it, but I have never played it.

Agree, STR are saturated but given the numbers, I expect unsuccessful players will leave the market.  

The pref layer is a third party institutional player.