@Jay Hinrichs@Chris Seveneythis is not my area of expertise but OP said "they don't refinance unless it's a LTR"i don't understand this. 

Roofers come in varying degrees of expertise.  

Your expertise and advice would be incredibly valuable to us.Thank you in advance for any help you can provide.

Based on your expertise which is the best Markets on the west coast for your lending criteria?

The alternative is to find a seasoned investor in the location where you plan to invest, work out an agreement with them to bring their money, time, expertise, relational capital, systems, etc. to a deal you bring to them, and let them show you the process from beginning to end.

BUT, when you “accept” business that has low profitability, takes an inordinate amount of time, is outside your area of expertise, or does not add to your reputation for expertise, you’re replacing highly profitable business that does add to your reputation as an expert and leads to more profitable business.

This thorough investigation helps identify potential red flags and ensures that the sponsor has the resources and expertise to execute the project successfully.Financial AnalysisExamine the sponsor's financial statements, funding sources, and capital structure to evaluate their financial health and stability.

Louis as you know can be very block by block and requires some inside expertise in order to ensure a profitable investment.

Before proceeding, I am seeking your expertise to evaluate whether this investment opportunity aligns with sound financial considerations.

I share this because I always find it bizarre to read comments from people speaking about something they have no expertise on/experience with.