New carpet, tiled bathrooms and fresh neutral paint throughout.

How does it work from the buyer’s and seller’s perspectives regarding property taxes, insurance, income taxes, etc.?

That all being said, your deal looks sound to me from a numerical perspective(I just plugged everything into my spreadsheet and liked what i saw).

Does anyone have any experience with Lone Oak Fund from an investor's perspective (giving them money to lend)?

But, we have to keep things in perspective.

But from my perspective without these two "lists" my exit strategies are limited.

Yep best investment you'll make outside of fresh coat of paint and good cleaning.

Of course, I've discounted any benefit from appreciation/taxes, etc and looked at it from a purely cashflow perspective.....you'll have to look at it through your own lens.

Great perspective on how direct mail works:"The direct mail I sent was a series.

I am approaching REI with a long term perspective and assuming I'm successful enough at it and enjoy it enough to progress, I'd eventually like to amass a large enough portfolio to make managing and developing it a full time endeavor.