I've got a clsoe contact.. a seasoned realtor down there who's helped investors navigate the post-storm market successfully.And hey, if you ever want to chat about investing in other markets like Phoenix, where I've been helping folks find great opportunities, or even places like Austin and San Antonio, I'm all ears.

You seem like a seasoned investor, but many folks hold the properties all in their own name and while you can do an LLC transfer, being able to "wipe" your portfolio and start a new as a smarter investor then when you started is really nice if you can do it in a tax efficient way 

And if you're investing in a syndication that typically produces K-1's late in the tax season (such as a GP fund) this can make things very tight and/or cause extra tax bills from having to do estimates extra tax work with your CPA.  

Here are a few thoughts I have:Market Research: I’m willing to dedicate time to researching potential properties and analyzing market trends to help identify lucrative deals.Networking: I aim to build relationships within the local real estate community, which could open doors to new opportunities for us all.Project Management: My military experience has equipped me with strong organizational and logistical skills that could help streamline processes and improve communication.I would love to hear from seasoned investors about their thoughts on partnering with someone who may not have a financial contribution upfront.

It's busy season right now in the Smokies - your losses will be significantly higher when the beginning of next year rolls around. 

And one of the things I've been told is that there is no seasoning for refinancing which contradicts what you said about the two year period.

Keep an eye on the trends in FL at this moment as well, especially in hurricane season, with home insurance.

The rates and terms are usually more favorable than DSCR loans, so I’d lean toward conventional financing while you can still qualify.BRRRR Method: The BRRRR strategy can be powerful, but it might slow you down a bit due to the current cash-out refinance seasoning periods, which can be as long as 12 months.

With that said, 3 of the 4 listing's are for $1200 a month.It's definitely the off season for Lake Oconee and Lake Sinclair, so reaching out to these listings through FF and seeing if they can match your son's budget is worth a try.Best of luck!

There is no seasoning requirement to refinance a conventional loan.