Also, your "6 month" part of your plan should be a section of your timeline that is a part of an already established complete plan...not the entire plan. 

I will establish rules and they have to sign off via the lease.

We have great margins (60% gross profit per house) but are looking to establish a better real estate deal for us.

AFTER you have established a relationship with them and you know, like and trust them. 

Also, how long is the process of establishing the operating agreement

However it hasn’t happened, so to be on the safe side I would recommend an appraisal in accordance with established guidelines.

Now I do the same for my clients I keep their I interested and trust as my priority and give them the respect they deserve.

the people who have invested in STR in Gatlinburg and other, well established, vacation destinations would have a different opinion I believe.

.- While I respect the data in Bill S's response, I still think the Amazon facility could impact the southeast side of town (near and around the airport).

Another way to structure it is using an ARV threshold (so in the case above you rehab $50k houses and the ARV is $100k respectively... with 2 houses you'd reach your value threshold and thus create a new entity).