When we were looking at our offering which our investors are preferred equity and shareholders, we looked at debt obligations and if we would need to register for an exemption etc. 

I have no particular area that I'd like to start with or focus on, but probably prefer somewhere in the south of the US due to my strong aversion of winter.

With Appfolio you could select your preferred vendors. 

Other:  -Custom closets are always well received.

If the other party is a lifestyle buyer, he's going to prefer to own his own property rather than have an investment he/she can't control.

Their customer relations person quit and you can NEVER talk to someone in person.  

Maybe it has more to do with the software than the company (although their customer service sucks), in which case you might run into the same issues with other emulators, but it has just been constant headaches.

Personally I prefer single closing.

I’ve developed a Comprehensive Investor Report (CIR) for a property in Palm Coast, FL, designed to be transformed into a luxury rental asset while serving as the foundation for a scalable asset management strategy.Here’s a quick snapshot of the deal:Property: Red Birch Lane, Palm Coast, FLCurrent Value: $350,000+Mortgage Balance: $165,000Current Equity: $185,000Investment Required: $177,500 (for luxury upgrades and optimization)Projected Monthly Rent: $4,500 with 2% annual increasesTarget ROI: Full 1.5x ROI for investors achieved in 9 yearsLuxury Features: Smart home automation, designer finishes, professional-grade kitchen appliances, and more.I’ve also structured a capital distribution plan with a waterfall approach:8% Preferred Return for investors.Full Return of Capital to investors before profit splits.Post-ROI, a 20/80 split (Investor/Management) ensures long-term alignment.

This convenience and leverage can justify the higher cost of these loans.Personally, I prefer using a HELOC because I only have to apply once and can then tackle one or two projects at a time.