I assume there is zero or almost zero appreciation and that’s the reason you aren’t selling tax free?

The free marketing is not effective in a competitive market neither is the marketing strategy.

Quote from @Dyllon Gibbs: Hi All,Does anyone have experience with rent guarantee insurance and any specific companies?

I know there is surety bond process and there a a few companies that appear to offer a service (Like Rhino)Furnished Finder has a new feature called Worry Free Waivers but when I tried  to better understand their process, it was clear they have not done a good job of vetting this out. 

Take a bit of that money and invest in learning - go to meetups and the many events that take place related to investing in the city - some for free and some paid.

I have 0 experience ground up construction loan program nationwide that does NOT require GC to sign anything, only provide proof of 3 C/O's (certificate of occupancy) over the last year I.e. built received occupancy permission now unit is on market or habitable. 700+ FICO I can get you 80%LTC loan to cost on the project on ground up construction for 1-4 units.

Wondering if anyone has had positive experiences. 

Feel free to PM me @Eric Johnson.

Within my 20 years of experience, Theodore, it's great to see proactive agents like yourself getting out there!

I’ve seen a lot of investors succeed by focusing on a market with strong rental demand, good price-to-rent ratios, and opportunities for appreciation—Detroit checks all those boxes.If you’re curious, feel free to reach out, happy to point you to some resources.