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

Given the market conditions and your hard money loan, it might be wise to first calculate your monthly holding costs, including loan payments, taxes, and maintenance.

From our experience with clients, you’d typically expect to pay around $1,000–$1,500 for a single-property return, depending on your situation.If that $6K includes monthly bookkeeping and accounting, it could be reasonable; it could also be low, or high... it all really depends on the number of transactions, bank/credit card accounts, and the complexity of your finances.

DSCR loans go up to 80% of the purchase price and depending on the Debt Service Coverage Ratio and your credit score you can expect rates on a 30 yr loan ranging from High 6%- Mid 8%. 

If there is no debt service probably 30% is still going of the rent is still going to operating expenses which means that you only made about 480k or so. 480k rents + 800k property is the same 1.3million roughly.

So, there is even more risk.The things that you can do, include being properly capitalized, not be greedy, (in whichever way that may be defined in the county you are buying), know solicitation laws, know Dodd-Frank, the Consumer Protection Act, the S.A.F.E.

We are in 11 markets, including Huntsville and would be happy to set up a call to talk over some options. 

Multiple people including myself have tried to caution him of the the true costs but he's been repeatedly dismissive and has made it clear we give him motivation and he wants to prove us all wrong (whatever that means). 

Selling gets a tax free gain and allows you to be more liquid; keeping it allows you to have once in a lifetime cheap debt and have that leverage on an appreciating asset. 

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.