It is also my understanding that many lenders still require a personal guarantee for properties held in an LLC.

We have an apartment complex in a state where we are required to have tenants sign Window Guard forms and for the first time in decades, a tenant asked about getting window guards.  

You'll want to make sure you understand the K1/tax filing implications because if you own very small piece of let's say 10 properties in 10 different states you would potentially receive 10 K1s (one for each deal) and 'may' have tax filing requirements in 10 states. 

In the residential world, some requirements are relaxed comparing to commercial so it's up to you whether you want to spend the money to have a better planning versus skip the planning and perform the work impromptu.

Trying to time the market is a fool's errand and besides you might not like what is on the market three years from now. if something matches your needs and desires perfectly  and you're ready to go - go. 

A well-located / well-appointed property can get $1000+ ADR at 70% occupancy on an annual basis.Deep pockets required though, property prices are high. 

I've personally worked with a handful of "investor-friendly" lenders, primarily on DSCR loans in recent years, and each time I've run into significant delays, lack of transparency about the process, have been fed the requirements in a piecemeal fashion (every few days there's a new random request rather than having it all organized from the start), and have even run into lenders who were substantially misinformed about the real estate industry or the laws that govern it on both a local and federal level.I think there should be a better site to encourage accountability by tracking how long it actually takes each lender to close their loans on average, and what unexpected hurdles investors encounter when trying to work with them.I can't seem to find such a site.

Looks like that will get absorbed though and starting in 2025 there will be a big lag in construction and deliveries, so hopefully that will help us on rents.For the standard deal now in DFW, break even or a little cash flow probably requires 30-40% down.  

If it is a refinance, we would look to pay off any current mortgages, finance the closing costs, get some cash-out if desired, and fund the rehab. 

My desire is to find some AirBNB properties in my area so friends and family have somewhere to go when they visit, and I can rent them out when family isn't around.