If my track record is not sufficient to raise capital yet, can you give some pointers on what I can do to improve the track record to instill confidence in investors?  

My approach was to pay the Private funder back first because this is most likely to be your most loyal investor regardless of your FICO/institutional credit and that is one that will not be repaired in 7 years if you break that trust. 2nd would probably be family if it was their first time lending to help instill them with trust, and work with the bank as best as possible throughout.

Today's exchange with agent #4, when I asked "would he except 5% commission", he said, "No, I spend approx. 4500.00 in still photos, video and drone shots".

If I do transfer these houses into a LLC would instill be able to purchase homes in my personal name and continue buying 30 yr mortgages.

@Todd Dexheimer Agreed with Todd on IRR 14-18%; some apartment syndication deals I've recently invested in still have between 7-9% cash on cash in year #1, projected to increase in years 2,3,4,5 etc.

I just don't agree with promoting this scarcity mentality which instills a fear of missing out.  

I know recession is around the corner but I figure if the numbers are right and I have a long term mindset, its a good time to get in still.

It is not a easy as many seem to think to work at being a failure in life and yet instill th esame desire in their kids to grow up and work for the government like mom and dad.

I will maybe say a few words about the market you chose.BLUF: I think it's a great market to invest in still.

(You can always include, “with full price offer” so there is room to pull it if they try negotiating too hard) Practical incentives:  credit for insurance, closing costs, buy down on interest, to even making the first *blank* number of mtg payments (with full price offers is a powerful statement while still instilling the emotional response.