Perhaps there is a relevant book or podcast that you could suggest to expand my knowledge in this area.Considering you're experience with creative finance deals, which you mentioned previously, I am keen to hear about your personal insights and experiences.

As lenders, well issue a prequal/preapproval letter if we've analyzed your income, assets (bank and brokerage statements to establish that you have the liquidity to afford the down payment, closing costs, and reserves), review credit of the guarantors, review the relevant experience to ensure that we're not throwing our money away on newbies that are wandering around in the dark, and have put together a reasonable plan of attack for the project.

Would prefer newer books that are still relevant if that matters.

If I were in your shoes, I would set up keyword alerts for the Texas cities you're interested in as well as any other keywords that are relevant to your plans.

A cost segregation study should only need to be performed one time for each property and the annual depreciation calculated during the study using the detailed asset listing is relevant for as long as you own the property.

I have read it a few times before and just did again now and was reminded of some relevant points.

Solid advice about using the relevant assumptions and strategies for the various classes. 

It sounds like you are circling the relevant issues with focusing on the material participation hours and clearing the threshold for either 500 hours or at least 100 hours and more than anyone else.

However, it seems extremely high risk as, to my knowledge, it is unsecured and only backed by a 'promise' to repay not any hard assets or relevant collateral.    

We do not necessarily plan to keep each of our properties indefinitely, which makes this exercise not as relevant for some of our ventures.