I think most of the visitors are just looking for a nice private home to enjoy the hill country, which this home would offer.

I don't allow any infomercial-style sales pitches at our meetings (ok, it might not be that bad but I just imagine some events being like an informercial!)  

I happen to be looking for gap funders myself for a number of my house flip projects in Houston, TX and finding gap funders or any kind of private money involves a lot of networking and putting myself out there to meet potential lenders.

I would suggest making sure that you are following a set format/style of house each time you flip to systemize it more2.

Find a private lender who would give you that debt for a lower amount.

Partnering with investors or finding a private lender could also be a great way to get started.

Also makes private lending easier.

LouisReleasing Federal Land for private sale? 

I worked in banking for years and was a Private Banker with securities licenses for a time.

I've narrowed down the best return for my money in this market to a 2 bed/2 bath (with top tier amenities) - about 500 total 2/2 listings.I'm finding myself a bit stuck when analyzing why certain properties are making so much higher than the average listings when they seem to have very similar locations, amenities, style, flow of home, beds/# of people they sleep, reviews, number of reviews, etc.