Old post but I figure I would comment here... my Company, Maven Cost Segregation has done studies on projects like this.

The concern with the DSCR loan is that I need to make the property present as though it's rented to individuals during appraisal (tough since it's a working rehab facility now) and must create another lease that shows the tenant as personal and not a company.

You have to make sure that whatever company you choose will maximize your profits. 

I use standard market PM rates in my underwriting, but I also would not work for those rates but it is fair compensation for the work.I typically use vacancy of 5% not because I have ever had a unit that had that high vacancy but I do not have a no payment category and I want the underwriting to be conservativeon the opposite, your rate is a bit high and your appreciation rate and rent growth are modest.overall, seems like a decent attempt at an analysis.  

Best of luck with your property management company!

Does anyone have a recommendation for a reliable, quality cleaning company with great communication?

Do yourself a favor and find an expert on your particular system -- that might not necessarily mean one of the big name companies.

Thus, the preREO strategy is to have a court appoint a receiver, which could be a real estate agent or property management company, to repair and rent the property during the foreclosure.

Your first step is to contact a savvy CPA.You, as a Member of an LLC, by virtue of the LLC records provisions in the LLC law, have as much disclosure access, and more, than a shareholder of a public company.  

The government and HOA's favoritism toward big companies like Sonder.People will keep say the issue is saturation.