That draw fully reimbursed us for the work and covered the closing costs we’d already paid.

First, you do have a contract, the spreadsheet which you both shared, agreed to, performed work and received payments under, etc. - that IS a contract.

I’m hopeful I’ll get good leads in the coming month, and I actively reach out to unmatched leads that may work, and I intend to try creative marketing and see what happens. 

If the numbers work and you have a good team you have all the tools to be successful.I also like turnkey/newbuild because of 1.)

Consider if refinancing after increasing rents could work, and whether MTR/STR demand is strong enough to sustain long-term profitability.Keep as LTR with Minimal Cash Flow: While this avoids a cash outlay, being cash flow negative or barely breaking even isn’t sustainable long-term.

I used to do contractor work and we would always inform the customer of their options.

Quote from @Jay Hinrichs: Quote from @Bruce Lynn: @Jay Hinrichs      But I do understand the OP points and I think that folks just really dont understand the work and risk involved in ANY rental property short of NNN leases with super strong companies Exactly. 

He enjoys the cash flow, has a good tenant screening process, and is OK with the tenant headaches that are going to occur.I would put it higher on the reward side of the profile, but it also is a higher amount of work and harder to scale endeavor.

Being new to this process, it seems a regular referral form won't work. And

Village to Village Network (https://www.vtvnetwork.org/) and Men’s Sheds Association (https://usmenssheds.org/) are successful models of people building community to improve the aging experience.So drawing on Dr Thomas and Nancy’s work and incorporating cohousing and pocket neighborhood elements into my communities, I have chosen to use shipping container homes in areas along the Texas coast where storms frequently cause wind and water damage.