Could you imagine having a bunch of STRs in Dallas and then the city randomly pulling the rug out from you?

They aren't as likely to get pulled down accidentally.

I need to experiment with the RH option... it takes a few clicks to get to the option, but supposedly it will try to reconcile the bank pulled transactions and receipts for me, so if it does do that, would be nice.

A terms sheet will tell a pro whether you know what you're talking about and give them a structure of the deal you propose, but it won't establish credibility with respect to your financial ability to pull off the deal.

For my clients, in every city I am set-up in I have an agent who pulls all the comps and writes up an opinion on the value based on size, area, finishes, market. 

Sell too soon for tax reasons - and pull your hair watching this investment climb up while no longer in your portfolio.Harvest investment gains or losses.

They were receiving decent funds then a bunch of properties ended up vacant and one of the big money backers pulled his money and now its a cluster mess.

Almost none of them ever pull the trigger.  

Would love to be able to do some value add so I can pull my money back out to reuse.

Mortgage lending is highly competitive, and there are many newbie loan officers that will bend over backwards to get you to pull a credit report and pay for an appraisal.