Keep in mind that a number of the larger, more expensive units on Okaloosa Island are managed by large vacation rental companies like Vacasa, Southern, etc OR by more sophisticated owner-managers who have their own direct websites. 

And generally, no sophisticated investor would make a go/no go decision based just on the return (and without knowing enough to closely examine the risk as well).

My portfolio is expanding and I feel I need to make a switch to a different software (I am currently using Innago) which has worked well for years but is missing some of the more sophisticated features - there is no mobile app for landlords so it's hard to manage on the go, there is no accounting functionality built in, changing lease terms/renewals can be clunky. 

The other is far more sophisticated, like could be the subject of a future Dateline episode sophisticated.

@Peyton LaBarbera you can be profitable in real estate without using either formulas, but you can’t be a sophisticated investor without using at least IRR.

The rating was based on the Executive Supervisor payroll and the cost of the Subcontracted work. 

I would look at other strategies too to open your mind. we do new builds single family and multifamily for investors here in columbus with 20% equity at a min. that strategy takes like 5 calls with investors just to get them to wrap their mind around it because it's sophisticated.

My thought process was that I was dealing with a sophisticated individual that understands that a company needs to be profitable in order to be able to offer a valuable service.

You can take guaranteed payments, but you cannot be on payroll.

The non-accredited investors must still qualify as sophisticated investors, loosely meaning that they need to have prior business and/or investing experience that qualifies them as competent to understand all of the risks associated with investing in a syndication.