Granted we only have 17 but still, I’ve never used anything except a simple excel spreadsheet and all my rental properties have a separate savings account under my main account at my local bank.

The first thing I want to point out is that it may be wise, in your thinking, to separate the property itself from the STR business that's being run from the property.In the old days (as recent as 10 years ago), people buy a vacation home to enjoy, and they leave it empty when not in use. 

Most are folks that have the emotional control of a 5 year old, controlling attitude, an omniscient narrative in every thread & topic, act like an online hall monitor, and constant attention seeking. 

I know a common practice (at least for syndications), is to create a separate LLC for the property and then raise capital once the deal is already under contract.

I also want to combine it to one $150k  30 year fixed loan instead of having two separate  $100k and $50k loans what options do I have can anyone help.I don't want to use my own money.

I would like to add that grading is more accurate if properties and neighborhoods are graded separately.

Your clients should focus on properties with significant equity potential and work with experienced contractors to stay within budget and timeline—especially with borrowed funds on the line.Avoiding Bad Deals - Encourage them to work with experienced agents, contractors, or mentors and always run multiple scenarios, including worst-case outcomes, to stress-test their numbers.Reserves - Advise your clients to keep a reserve fund separate from their loan for emergencies, unexpected expenses, or delays.

These I have found are real, striving parents, working their butts off to provide the best housing and school system for their children.My ethos in this approach is exactly why we at LaPlante refer to them as Residents, as we consider "Tenant and Landlord" to be dated terms and rife with negative emotion.

I’ve also seen success with titles that create an emotional connection—something like, ‘Ultimate Family Escape with Stunning Views!’

That being said, if I were the tenant, I'd say they were emotional support and then NOTHING can be done.