While multi family and new built luxury high rises might be going down it does not appear to affect more desirable properties that offer more space, amenities, better locations.I am in South East in a desirable area.What is your take on rental outlook?

We get offers accepted while they are LOWER than the competition because we are credible "they just have a better feeling about us".And why not?

It is one thing to offer incentives upon signing the lease, another to roll over at every request.

Or, do they work on offering a referral fee?

ask the tenant if they can wire it to your account ...offer to get  something  sutomatic  set up for them ...offer to cover any fees  that they incur ......what about apps like  venmo / zelle  etc?

I'm not sure if the other units are rented but if not maybe you can offer to relocate them to one of your other units. 

You can either cancel and they may reduce the fee to try to save the deal or take the hit and leave a foul review so people know of this bad practice 

Term 3-5 years.Can anyone advise me as to terms I should offer (interest rate, points, fees etc) and anything else I should be looking for to make this loan?  

Out of state flipping is sprinting.Get experience hyper-local first (as in you could practically walk to the flip from your current house).

During the past 10 years, we have worked with a variety of large institutional clients in all phases of SFR including: acquisition/disposition, renovations, leasing and management.However, Auben's model is deeply rooted in a strong local presence in each market.Our goal is be local, while also offering an institutional grade service and back-end support.I am excited to welcome two new divisions into the Auben ecosystem as of January 2024, Auben Capital Partners and Auben Development.