wouldn't bring this one to a partner or anything just satisfying my own desire to get a foothold in a place i like to be.  

I’ve developed a Comprehensive Investor Report (CIR) for a property in Palm Coast, FL, designed to be transformed into a luxury rental asset while serving as the foundation for a scalable asset management strategy.Here’s a quick snapshot of the deal:Property: Red Birch Lane, Palm Coast, FLCurrent Value: $350,000+Mortgage Balance: $165,000Current Equity: $185,000Investment Required: $177,500 (for luxury upgrades and optimization)Projected Monthly Rent: $4,500 with 2% annual increasesTarget ROI: Full 1.5x ROI for investors achieved in 9 yearsLuxury Features: Smart home automation, designer finishes, professional-grade kitchen appliances, and more.I’ve also structured a capital distribution plan with a waterfall approach:8% Preferred Return for investors.Full Return of Capital to investors before profit splits.Post-ROI, a 20/80 split (Investor/Management) ensures long-term alignment.

I work with several who go to 600 or don't require a FICO for commercial at all.  

Rumor has it that SC is trying to require state licensure for commercial lending as well.

However their internal business systems leave a lot to be desired and have really messed us up. 

You should always require them to add you to their policy as "additional insured" or "additional interest" and you will be notified if they cancel or change their policy.

Tenants are stable long term residents, and property is located in a desirable school district.

Is it desirable? 

I caution you now in desiring to call me or reference to me in any way with RADD or contracts, promissory notes etc.  

Quote from @Trent Reeve: Quote from @Don Konipol: Quote from @John Brown: I have a friend with a property in a very desirable location in Texas that I believe would be great for STR.