Feel free to try out BiggerPocket's lender matching tool (in beta) to see what our investor concierge recommends for lenders in Jacksonville. 

@Noah Bacon, does the tool kit include design, pricing, bidding, and management features or just the HD Elite discounts (which for some reason do not kick in for me)?

For properties listed in MLS, the buyers agent can do a lot of legwork and use MLS's brokers only tools and the listing agent will already expect a co-op commission to be paid.

Looking for high population growth areas, with high jobs growth.

Borrowing this kind of money to fund aggressive spend on growth in a high gross margin industry is once thing; covering Op-ex shortfalls is indicative of near term distress. 

I know rates are high at the moment but there is still money to be made out there.

Getting a good quality tenant with these cabinets, painted or not, could prove challenging.

As I look ahead to the next 5 to 10 years, I’m at a crossroads and could really use some advice from this knowledgeable community.I have two potential paths I’m considering:1.Continue Focusing on Short-Term Rentals (STR):•My plan is to shift towards mid- to high-end vacation rentals with unique characteristics.

That you wisely build in the costs for replacement linens and towels (also offer black face towels), possibly don't use high-end top-down shades in the Bunk Room (although those black out shades match all the shades in the rest of the house and it's a high-end property), chalk can be brushed, semi-gloss on walls for easier clean-up... and yes, there are clear check-out directions to run the dishwasher provided via an online guest book, a physical guest book, and an email I send regarding check-out the day before they check-out.

For someone that's not as conservative, or a different view on the cycle, they might have a different opinion than me on all of this.2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).