I am often guilty of wanting to over-improve.

And, I am going to plead ignorance on this one, but if I do create an LLC, does the financing of future deals rely on the credit of the LLC, or of the owner(s)?

Given that many condos do deny rental applications because of lending guidelines would you even feel guilty that the renter had their deposit tied up for 30 days and did not get approved?

Unauthorized practice of contracting; impersonating contractor; false certificate; giving false evidence to Board; penalties, specifies violators of The Contractors law "shall be deemed guilty of a Class 2 misdemeanor."

Each investor is basically told that there is very high chance to lose their entire investment and they should not even think about investing in the deal unless they can afford the loss.Second, a PPM contains indemnification clause that protects the sponsor from being sued by investors unless the sponsors is found guilty of criminal misconduct. 

Any liability that can kill people and or land you on the 6 o'clock news, in jail (whether you are guilty or not), and penniless is simply not worth the risk.

Even the recent housing bubble of the late 2000s had multiple guilty players from the ratings agencies to pension fund financial consultants to strippers in Miami  - if you believe The Big Short.  

I bought a house in Denver 12 years ago and got lucky. The market has been strong, the rents high and the maintenance manageable. Now I want  to sell it. I've offered it to the tenants for $20k below market. (because ...

Let's say you know you could rent a place out quickly for $750 per month, but you're hoping to stretch it to $800 (I am guilty of this!)

But I feel like I write a zillion updated preapproval letters for FHA 2-4 unit, make a zillion phone calls to listing agents to sell the offer and plead for it not to be thrown away, etc.Anyone that is one of those 22 people, that wants to prove me wrong, I tell them that their best best might be to stop looking at 2-4 units on the MLS, and instead....Find things off market.