He provided great guidance and support while I was starting out in the "private capital" space which has allowed me to achieve financials prosperity in just 4 short years. 

On the rent-by-room question: that is correct, about 18-24 months ago, rent-by-the-room was okay in the DSCR space, but those times are behind us.

I also use the CRMs built in email to send out 8-10k emails spaced out through a couple of days.

Tools like this helped us determine that retiring in the Memphis Metro area was good for us and has helped form our investing strategy, mainly SFR and some commercial spaces (flex, studios, small office).

I found what seemed to be a great property with a house for an STR and other space that I could expand for camping/RV sites and a barn that could be converted into a venue for events. 

Two groups that I will consider investing with again are Colony Hills Capital for multi family and FNRP, which specializes in grocery and big box store anchored retail spaces.  

Quote from @Bob Avery: I don't recommend leaving a space blank because someone could later attempt to add something in.

Finding another end lender that can underwrite based off actuals would add a lot of liquidity to the space. 

I keep reading about all the weird financing issues in this space so I wouldn't actually put money in until mid 2025 or later.  

I'm wondering if you might ever consider a brief conversation about your experience in Duluth and what you have seen from the MTR space there?