Thank you Nick - unfortunately it is the name of the game in this space that there will be people with bad experiences, typically when the appraised value doesn't come in as what they expect and they lash out at the lender accordingly (anyone in this space obviously understands this occurrence). 

There are tons of threads here on BiggerPockets where you have a new investor bashing a property manager, seller or turnkey guy and then when the experienced investors chime in it becomes very clear that the new investor wasn't telling the whole story and there typically wasn't any wrongdoing by the property manager, seller, turnkey guy or what have you.

Typical cost for the setup would be in the $15,000 range which would include production of the Private Placement Memorandum, Subscription Agreement, and Operating Agreement, Investor Qualification Forms, as well as filing Form D with the SEC, and state “Blue Sky” filings in those states where your investors reside. 

@Steven Catudalthe 'no cash flow on a BRRRR' is typically just because you are boosting the ARV and then taking out the maximum amount you can on the refinance, often using a DSCR loan with a higher rate. 

Spreads between conventional loans are typically 100-150 bps of the loan amount.

You can use a tool like AirDNA to get estimates of property performance in your specific market and with your typical size and configuration of home.

Refrigerators aren’t typically expected in Texas single-family rentals, and it may be the same in Georgia.For other appliances, buying new is usually the better choice.

I won't say how many offers we make on properties for ourselves or clients in a typical week. 

These properties typically turn over once a year as they are mostly student rentals. 

Most DSCR loans come with a prepayment penalty that is typically 5% for the first year, 4 points for the second, 3, 2, or 1 pts for each year.