Due to the nature of the business, I found it extremely difficult to get a SBA loan for it. 

Also major capex is incorporated in the HOA costs (roof for example).

Just by nature of having to source new deals on your own requires a tremendous amount of work.

Then ask your favorite agent if they will incorporate any other ideas from your list that they are not already doing.Once you find that agent who will move your properties fast so you can do more deals, you'll never want to go back to dragging things out and losing time and money by going it alone.

It could also potentially be an interesting second home option if you set it out in a little more secluded area away from the city where people could have a little space and access to nature etc..I would be interested to hear if anyone has come up with a model for something like this that could be profitable.

One of the first 3 rules of real estate investing is always buy for cash flow never for natural appreciation.

They know that family businesses, like our rental business, that are not incorporated can hire family members who are under 18 and not have to pay SS taxes, and under 21, do  not need to pay unemployment taxes.  

So if you sell when you leave, natural appreciation will likely not be sufficient to offset the closing costs, meaning you may end up losing money on the deal.Above, you had mentioned worse case scenario being you break even. 

Incorporating the 1st year while living there is pretty tough with this calculator and not representative of the vast majority of our ownership.ExpensesFair on the CapEx.

I have my financing in order, I'm incorporated, I have an attorney, and I have great mentors, but i'm terrified that they won't give me the time of day.