HML just rebranded to PML to give the borrower the illusion that their rates would be lower or terms easier.folks are always looking for that PML who will lend for far less than market.. and as you mention those would generally be individual lenders.ANY COMPANY PML or HML that advertises and holds them self out as a lender no matter what they call themselves are HML or PML they are one in the same.what your getting at with the larger companies is where they get their money..

Their properties run roughly 10-25% Cash on Cash return and 7-11% CAP rate.

It takes in account just about everything to give you a livability score.https://www.areavibes.com/Here is my rating & classification for each livability score.80 and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below F

As this is a huge factor in determining the LTC & rate of the project.

Now let's look at the before-and-after cost segregation results:- moldings went down from $17k to $4k- $20k security system disappeared altogether- specialty plumbing dropped from $19k to $11kand you can review the rest of this side-by-side comparison yourself.Unlike my restaurant analogy, reduced or eliminated numbers on cost segregation are not only suspicious but they are outright detrimental to the investor.

I know some markets are still very hot but it's definitely cooled down a lot here since rates went up 2 years ago. 

I think the answer likely falls in this: what does the market call for in that area and type of home, and what are successful PM companies doing to reduce vacancy rates? 

We had 85%+ occupancy and higher than average nightly rates, and our financials supported our sale price of $417,000 in October of 2023- the highest selling condo in the entire complex.

There's < 2 months of seasoning for the purchase, cash into the deal is ~$975k w/o rehab (minimal planned so far - turnkey), purchased the property for 35-40% below assessed value, 825+ FICO, and would optimally like to pull out $975K-$1.15M of equity.Main scenarios we've thought of to accomplish this are: 1) structure sale of property from SMLLC to self and secure 30-year new purchase financing on deal (unsure if legal and tax implications if above initial cost basis)2) delayed financing (LTV restrictions a concern)3) cash out refi (seasoning concerns)4) DSCR (seasoning and rate competitiveness concerns)5) one of the above plus a HELOC, personal loan, etc.?

Yes 100% pro-rate the rent.