It’s clear that the evolving market, especially post-GFC have shaped your perspective, and you’ve outlined some valuable points about the flexibility and challenges of private lending.The flexibility in ARV and LTV is such a huge advantage, especially for investors who might not have traditional financing options.

Most do a LLC but again it can be very different - for example I have a C corporation, had a S corp, had a LLC etc. and each one for very unique and different situations. 

I'd level up with a BRRRR, live-in flip, or house-hack before jumping into a challenging renovation.

One problem may not be feasible to fix, and the other is easy to fix.Does the apartment complex have a unique feature that makes it more desirable? 

The 3 apt + 2 Commercial Garages is a unique property.

Seeing their success is a powerful motivator—and it’s giving me unique insights into what’s working (and what’s not) in this field.If you’re sleeping on industrial real estate in smaller markets like Rochester, you’re missing out.

A lender that specializes in distressed properties can help you find the right financing for your scenario.The Bottom LineInvestors will find unique opportunities with distressed properties, but the myths need to be dispelled.

These experiences shape my growth-mindset and value-first orientation, ensuring I bring a unique perspective to every deal.Personal Insight:As a father of six, I understands the importance of balancing family values with sound investment strategies.

You should consult a tax professional for an answer based on your unique situation, this is not tax advise just general information.

Challenges?