During this last cycle it’s been a game of musical chairs, sponsors have been able to raise rents and flip deals quickly to the next buyer because of an insatiable demand and an abundance of capital.

Those who just try to copy the price model and not the operational leg, yeah they don't last long. 

Lots of leg work, calls and emails, but if you can find a few deals that could get you started with enough capital to get into your first deal on your own.

You will have a leg up on the competition where it's a stand-alone. 

Sure, if you have an actual guest -- like your mother -- visiting and she breaks her leg and tries to sue you, then a regular homeowner's policy would cover that, but not if that guest were part of a rental transaction.

I tell ya those things grow legs every 2 years for some reason.

Maybe the partner is less able to do some of the leg work or their priorities change or maybe they move out of state!

Or give any one area a leg-up, besides the initial players like Virginia. 

If the accredited investor took your money and ran, you probably wouldn't have a leg to stand on in court because you weren't supposed to be In the deal in the first place.  

If you want, you can focus on just women groups (recommended with your current design)Living Room- You need an additional chair for 1 more person, or reconfigure your layout with sofa, etc.- Scrap bar stools and get a larger dining table + chairs to sit 6Bedroom 1- Too many lights.