The one who thinks that they are masters of the universe in EVERY area of life, has 30 different businesses, claims to be fit as a fiddle, with a life in perfect harmony, shows off huge toys, has 30 different businesses, including selling their time by the hour to provide coaching... this person is not running a real estate syndication business.

There’s no risk and all reward because if somebody can’t provide ID, they’re not going to be able to rent from me anyway.  

Even if we provide you with an answer to this question, there may be other laws you are ignorant of.

While we currently live in Stephens City, VA, we’re open to investing in other states where the numbers make sense.Real Estate Goals & StrategyInvestment Focus: Buy-and-hold rentals, short-term rentals, and potential multifamily propertiesMarkets of Interest: Open to investing outside of Virginia in cash-flowing, landlord-friendly marketsCurrent Stage: Learning, networking, and preparing for our first investment propertyLong-Term Vision: Build a diversified rental portfolio that provides financial freedom and generational wealthWhy I’m HereNetworking: Connecting with experienced investors, agents, lenders, and property managersLearning: Gaining insights from those who’ve built successful portfoliosCollaborating: Open to partnerships, joint ventures, and creative financing strategiesWith my sales background, I understand the importance of negotiation, deal-making, and relationship-building—all of which I plan to leverage in real estate.

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.

That is the only update I can provide today.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

Do they provide exclusive leads, or are they shared among multiple investors?

Depending on the age of the house, even if "fully renovated" it may not have any or enough insulation.

If you like the idea of a self-directed HSA like @Kaaren Hall mentioned check out providers like Accuplan and IRA Financial Trust.