@Brandon Cline Can you define "historic"...is it registered?

To be clear, I'm defining a private lender as one who's given a preferred return in exchange for their capital but no equity stake in the asset, rather than an equity partner.Please help, and thanks in advance!

You think you must be missing something, send those tax forms to 4 different lenders and 4 different underwriters come back with the exact same Fannie/Freddie-defined number you came up with.

I price it with a 12 to 18 month payback with a component for the time value of money.

Define urgent issue for calls and those are the only ones that will get immediate attention.

I think it will be important to define your strategy. 

You already defined your use, but budget and use frequency come into play.   

Also, how old are the major components (e.g., roof, hvac, electricity, parking lot)?

Although at this point most peoples PIA is stolen, generally the more recently it's stolen the more it's traded/sold/used for fraud, so it's still good to limit PIA from being stolen repeatedly.They're going to recommend a defined set of investments/allocations based on your questionnaire and where their back office black box says we are in the economic cycle, rate cycle. 

We are really simple and just need a small amount of income to support the way we like to live, and we are now avoiding what we define for ourselves as overleveraging at this point in our lives.