I would recommend against being the GC unless you are confident of doing more than one effort.  

Meaning if the borrower stops making their payments the investor can lose all of their investment.

But enough to make to do all the cosmetics along with a few major items like HVAC, appliances, etc.

Name of the game for me is speed to move the contract.Currently I have a mass email marketing platform that works well but no one checks their email as much as their texts. 

Maybe it should have been that way all along. 

Any MF of the quality and size (50 up) I would have been interested in would have been cash flow negative for the next 5 years or so, even with 30% down.

Are there specific qualities or terms you look for that make the relationship a good fit for your investment strategy?

The team and then myself, all tried to set their expectations, but to no avail.

After 12 years in the furnished rental game, I'd say that is a pretty good sample size. 

My 4 personal STR's are all in San Antonio did over $575k in 2024 and on track for $650k in 2025.I think you are generally looking in the right areas, but there are a few things to keep in mind:1) Stay inside of 1604.