So, I would only recommend doing it when there are synergies to take advantage of such as the partner having a skill like HVAC, interior design, accounting, etc. 2.

I could write a whole book on this topic, but this is what came to mind.3) There are a few factors that I consider when picking the city.

There are more factors than just the community (#beds, level of theming, location to the amenities, style of home (single family, townhome, condo) and others) But I would strongly advise to stay within some of the same communities you mentioned like Storey Lake, Windsor Hills, Championsgate and a few others if cash flow is your goal.

Look at factors like proximity to jobs, schools, transportation hubs, etc.

You’re absolutely right—speed is such a critical factor in securing deals, especially in a competitive market.

@John Underwood what would you say was the key factor is making your LTR cashflow so much? 

It depends on a few factors: First, the fires.

That should really be the deciding factor...is it necessary and a large enough project to include the permit process?

Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.

Keep in mind, though, that each lender has their own criteria for how much future potential they’ll factor in, so it might come down to some skillful negotiation and presenting detailed projections that don’t feel like puffery.Just be careful not to come off as overly speculative…lenders tendd to shy away from what sounds too good to be true.Anyway, I’m curious.. have you spotted any other investors in Gainesville facing a similar refinance puzzle and what kind of terms were they able to secure?