You are only using the HML to acquire and rehab the property. 

There is a second parcel that is further in and does not touch public street (there is an access easement to get to the property) that is still for sale.

I still keep some SFRs in my portfolio for the control aspect but not adding to that position.Passive syndication would give you access to experts, niches and geographies you know you should be or want to be in but don't have the time, expertise or even interest to be active. 

Anyway, we contact our lawyer and he walks us through how to get access to the property and abide by state law regarding transient housing as this was not a tenant but a guest and the laws of the state are quite landlord friendly in that case.Local property manager gains access, she’s not there.

I had always intended that house to be my first rental property and now I'm interested in acquiring more.

I heard a story that with IREM some people can not access the classes with their computers, and then that IREM customer service does not respond, and will not refund anyone with issues accessing the course they purchase. 

Let's say i find an investor willing to throw in the remainder and we are able to acquire the hard money loan.

Most of the websites are free to a certain extent but to have access to what seems to be the better information or deals or whatever, you need to pay a monthly fee. 

Landlord tenant law and fair housing is enough to get most new investors to think twice...plus unless you have access to PM tools like screening services, MLS and other rental marketing sites, vetted leases, vendors to handle repairs...you should let a professional handle it.  

Open to the tri-county area IF buying/selling as well as MLS access for Broward will not be an issue.Looking forward to hearing your referrals.