The flip side I've noticed is they're usually personally guaranteed which may or may not be a deal breaker for people

The upside is, even with a personal guarantee, the mortgage will not show on your personal credit report.Lastly, in both, while LLCs do offer a level of protection, which is certainly valuable, they also require more work.  

Make sure any contract provides that seller personally guarantees that he has turned over all information, and that it is all accurate.

Giving up a guaranteed increase in value with them using their own capital to increase the square footage would seem like a no brainer, but how much are you losing if you remove the drive thru and can't put it back.I would talk to commercial brokers and other owners in your area to see the value of a drive thru.

So far, our local bank that has financed all these projects has required personal guarantees of all four of the partners.

Guaranteed rent as in 99%+ sections8s

I also continue to market and show the apartment during this time up until a lease has been signed and all move-in fees are paid in full in guaranteed funds (cash or wire only).  

My advice would be to focus on cash flow properties, especially in areas where you can get consistent returns, and consider Section 8 housing for guaranteed income.Also, leverage your experience in Portland to streamline processes with your new partner, and build a strong local team (agents, contractors, etc.) in OKC to make things smoother.Feel free to reach out if you need any specific advice—happy to help!

The terms may vary by County, but if you go to the webpage for the houses you are interested in bidding on that are listed on Auction.com, at the bottom of the webpage in Section 4.

Yes, above-market rents and guaranteed payments are super great BUT for me they are second to actually being able to help and make a positive impact for people in need.