I want to pay them a preferred rate of return on their money without giving up equity in the deal. 

Let’s call the interest rate 7%.  

I planned on listing the property at $1,700 as that seems to be a reasonable market rate.

The Coach had and still has the sales team available at a discounted rate after the first 90 days.

My thoughts is it depends on how hard it is to find a renter and checks out in your other requirements.

His current monthly Payment Breakdown:- Principal: $314.66- Interest (3.875% rate): $578.779- Escrow: $700.79-TOTAL monthly payment: $1,594.24Estimated rental income: $1.2k - $1.6k per month.Would love to somehow capitalize on the existing fixed rate, but at his current monthly payment and the estimated rent it doesn't seem like a great opportunity for cash flow.

(National Real Estate Insurance Group)  They are nation wide and have good rates.  

Of course the bank says "no problem", I start the process etc, then after credit pull and everything state "thing's have changed and you cannot own more than 3 investment properties" so now I'm at a standstill and they want to push me to commercial side, which in this case is requiring them to take my first and have to refi the balance and lose my rate and then tap a HELOC afterwards at commercial terms.

I check the SEC, FINRA, ratings websites for inside information on the principals in the company.

What used to work in 2018 doesn't work today because the purchase price and mortgage rates have changed significantly.Continue learning and watching the market.