yeah, and it would be one thing if they said, if you dont out perform you get a refund or partial refund.

Ironically its the investors in the layered LLC's who believe they are hidden in the cloaks of secrecy and better protected who end up in  the most costly and drawn out litigation while giving the plaintiff attorneys reason to take a more thorough look under the hood.Keep your LLC ownership simple, carry appropriate insurance, make sure ever vendor you work with carries appropriate insurance and those who perform work functions most likely to lead to liability exposure list you ad additional insured (not merely certificate holder) and it should go without saying, avoid negligent conduct.

We own a mid term rental in Temple that has performed very well.

A loan commitment letter carries more weight as it confirms lender approval, signaling a stronger ability to close.Addressing Closing Concerns: A commitment letter meaningfully reduces concerns, especially when paired with proof of equity and a track record of performance, even if on smaller deals.What Brokers Look For: Key factors are a reputable lender, clear terms in the commitment, and evidence of funds for equity and reserves.

Use the actual NOI, not the pro-forma b/c that is how the property is ACTUALLY performing.

Are there any brands you recommend or would stay away from.

I am very happy with the performance of my portfolio - all my properties are between a 10-13% cap rate.

As the legally required small print in the offering of financial products reads: "Past performance is no guarantee of future performance".

I will answer as it relates to traditional BRRRR, in the general case there are additional options.  1) Do not perform maximum cash extract.  

Let's say you are a brand new investor.