This brings me to now, I've taken this approach and have used my own money in lending, but am also bringing in friends and family to take part in these transactions so they can earn way better returns than with CD's.

I'll loose a lot less money and sleep keeping the property empty for another month than renting to tenants that destroy the property.And your statement regarding must rent to the 1st qualified applicant. 

it is not user friendly at all.

She goes with friends to more events as I am not an addict or in the program.Live music and dancing!

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and it's super landlord friendly (so you will never have to go through a 12 month eviction or anything close to that!).

A lifelong friend and I are motivated to (virtually) meet and connect with those in REI working in the Pittsburgh area.I'm active duty military and living in California with two rental properties (one in Virginia Beach & one in Pittsburgh) and my close friend owns a single family in Baltimore.  

STR-friendly markets make it easier to get started and grow your business, and the lack of state income tax is a huge perk.

This one I did 50/50 with a friend makes it way less stressful and allows me to do two projects at once without overdoing my risk tolerance. 

and even for friends and family, that's more of a favor than a loan...you asked not to sugarcoat, so here goes. 

Having a group of friends living in an apartment complex creates a sense of community and reduces turnover.