The price of SFH's is not controllable, so I use that variable to estimate the possible severity and length of downturn.Also, I'm not a SFH speculator, I'm a multi-family guy, but I pay attention to this because it's a barometer of rent potential and vacancies, and my calculations and data regarding this are proprietary. 

Such as control of the neighborhood?

Control the conversation and don't let her bait you into any debates. 

Usually a bit more expensive initial install, but it'll allow each unit to control and pay for their own heat and AC. 

Depending on the area pending rent controls and eviction restrictions can be an issue.  

If you deliver outsized value your investors will provide introductions to their friends and you can grow more organically and graduate to other exemptions, control your deals more, lower your cost of equity capital, and have a fund construct that affords the opportunity to provide capital quickly to be more competitive on the buy-side for projects.  

and well to make it short, my conclusion was " I was not doing things right" "I failed my self and my family for relying on outside sources to take care of us" This time going forward I am more committed than ever to pursue my journey in investing and never again rely on things that are not in my control dictate my well being. 

You retain full operational control as the manager, but the financing ground rules are codified in the OA so your investor is safe knowing their priorities are accounted for.Then, if there's an opportunity to refi at some point, and it doesn't go beyond the LTV your investor is comfortable with, you can do it.The issue is not to refi or not, the issues is leverage.

If your parent company is in the same LLC it would make that single loan MUCH easier...This is how our LLCs are set up:ABC LLC controls all the other LLCs.

Unless you invest via an LLC owned by the IRA, you will not have checkbook control over the funds which means you need to run transactions (e.g. income, expenses, etc.) through the trust company who will need time to process the transactions and generally charge fees for each transaction.