With the properties in Cincinnati, did you visit in person? 

Hello in 2021 my partner and I bought an apartment in FL.The main purpose of the apartment was to invest our money to have it saved for our son to go to college.We have been renting this apartment to a family member who has been paying less than what we pay for mortgage and HOA,so we have been taking money out of pocket to cover expenses and so on.I decided that even thou the purpose of buying it was for college,I’ve had enough taking money out of my pocket to pay the HOA and expenses.My question is if I should sell this apartment or if it would be worthy in the long run to keep it and meanwhile just keep paying the HOA and expenses.Renting it to another person is not an option.

I personally use Navy Federal and they aren't small, I would actually recommend just about any credit union.

The main point we were required to give up was the borrower’s personal guarantee (PG).

3,6,9 months….it all depends on your personal comfort and if you want the risk of running low of cash and risk of loosing/damaging your property.

I do not think that is a bad quote (of course this is coming from the person getting $5k-$7k quotes to replace a tankless hot water heater...). 

Sure thing - IRC 1245 refers to Personal Property type assets - think of all that 5-7 year property you pull out in a cost segregation study. 

But, for a person who's done ZERO deals, a person who's done FOUR deals would be little higher and they'd be willing to take a guidance from.

I apologize for the delay and I hope your deal went smoothly.William, the only way I see that being possible to get someone to lend is if you have very strong contingencies for the return of EMD that stretch the full term of the contract, as well as a personal guarantee on the loan amount. 

There should be a person that is a direct contact that you have been in touch with along the process to make sure you finish out the project and that you check in with on the property rehab.