Is there a tool to use to determine what the highest potential disasters are? 

You can have a lot of social security, rental income, interest, dividends, etcI am not to say your income will be higher when you retire or that tax rates will be much higher, I am just here to say the only difference is 10% and not 30%.To add on all of this - If you keep your assets in a retirement account, your distribution will be taxed at marginal tax rates(Currently tax rates are between 10% and 37% + state taxes)If you invest personally in your own name, you have the opportunity to escape tax on any appreciation if you have heirs that inherit the property.Even if you decide to sell the property, you are paying taxes at the preferred capital gains tax rate(Currently at 0%, 15% or 20% + State taxes + Potentially NIIT)That difference alone pays for the 10% penalty.

While you should never believe their revenue projection on a specific property without doing further due diligence, I do think their data is a good baseline and can provide an eagle-eye view of areas with better occupancy, better ADR, lower supply and therefore higher revenue potential, etc.Good luck!

What information about myself and my partnership can I pre-package to arm myself with before approaching a potential lender?

So basically if I’m understanding you correctly, your saying a way I could potentially use my equity is as the down payment on a BRRRR as long as it’s ARV was large enough to get my HELOC money back after refinancing?

Definitely something to consider while vetting out potential GP's.  

We fell in love with this house and its potential, one block from the hospital at which my wife worked in 2022.

I'm particularly drawn to the flexibility and potential for growth that real estate offers. 

If the lenders are ok with it it could be a great cash flow strategy.One more thing to consider is what a future potential buyer might think of the strategy.

I'm from Columbus but have been looking into Dayton as a potential location for my first investment property.