When I managed properties the owner would regularly call me in his office.... why did we spend $1/sqft to paint this apartment, why did we replace a fridge, what does it cost $2500 to do a simple make-ready on a 1 bedroom luxury apartment?

Husband and wife agents with luxury brand, own a construction business, licensed General Contractor, retired army officer, successful spec projects in 2004(money was easy then).

They enter a quickly spiraling fraud that goes way beyond their control.Level 5 - The sponsor, originally intending to operate honestly, enjoys an initial period of great success leading them to significantly changing their lifestyle and incurring a lot of debt for mansions, yachts, trophy spouses, etc.  

Backstory: two luxury cabins in the Rocky Mountains, each sleep a max of 16 but 8-10 guests is more common.

I just installed luxury vinyl tiles from Nucor in a future rental and they came out looking great.

There are plenty of transient markets in Florida where the supply of median home priced properties can cash flow well but it would make no sense to purchase a luxury property in that market. 

I'll handle rehab cost, management and yearly expenses etc...and would like to build a nation wide company consisting of low income-luxury buy and holds, fix and flips, commercial, development and eventually branch out to vacation rentals as well.  

we bought a 3.4 build mansion from an NBA star that had fell on hard times.. we had 2 weeks to payoff wells fargo 1.7 mil and this B Baller owed 3.5. 

As you mention towards the end, most of us have ultra-low primary mortgage rates for our rentals, so we wouldn't want to touch them in order to refinance.  

Especially when I compare my property to the other homes in the area because of it's proximity to a luxury golf course, the boarder of Rancho Palos Verdes (a high-end neighborhood).