They tend to go out quickly and rarely look as good. 

During ownership, these tend to be more expensive to operate relative to other real estate and lastly, for the limited few who can weather the storm and can effectively operate these properties, there is still a need for refinances.

My wife and I tend to look for Commercial buildings with a residential component to them.

There are plenty of ways around an HOA but they tend to break the rules that you committed to following.

But in the end/exit , the deal tends to be more important.Sanjay, this is a phrase I'm often repeating on podcasts, in my book, and here in the forums:A good sponsor can deliver the best possible outcome in the face of adversity, and a bad sponsor can screw up a perfectly good real estate deal.  

That said, $8k is a big nut so I'm really not quite sure if I will go with a private consultant on an hourly basis or go with them or some other form of coaching.  

Unfortunately, I tend to agree that they really are not concerned with whether or not you have to cancel bookings. 

I think that equity gains in good areas tend to outstrip the value of cash flow in the long term but if you're pumping money into a rental property you're going to need a hell of a lot of equity to make up for not only the additional funds you put into it, but the opportunity costs lost in that money and the money that's in the property. 

Plus the bar tends to be much lower, so it is much easier to stand out.

They tend to overcharge for rehab and/or overvalue the properties they find investors and then overpromise on the rents they can get.