That the established players have the old way and it works well for them given they have already built a network of investors.That new operators, who used to have to use the 'old way', will migrate to the crowdfunding model (SEC definition)?

For #2, if it's a long term hold, I'd just put the model out to 20 years (the max in RealData's software) and the investor presentations will show returns by year, including IRR.

I've been leaning towards KW Ballantyne area but have recently discovered eXp Realty and studied their model and am pretty torn.Both seem like great options however being a hands on learner I feel like having the office environment with warm bodies to engage with will be beneficial for me personally. 

Here's a BiggerPockets article I just wrote that explains the model in a lot more detailhttps://www.biggerpockets.com/blog/airbnb-arbitrageGood luck!

Sourcing properties that actually fit the BRRRR model is the bottleneck at the moment (in my opinion). 

You said you were going to buy one anyway so this “bonus cash flow” model would hopefully work and then it’s just a matter of budget (e.g. don’t rely on the income, don’t get used it it, pour it back into the mortgage to accelerate equity).The other REI’s are a different beast, a pure business model, and for that reason I find a lot simpler since less emotional investment. 

For the kitchen we need to upgrade to a stainless stove and dishwasher-the fridge is already a stainless french door model. 

If you start off, have a business model, a website and many many listings that are fresh.   

I'm not into flipping that's not our model, we buy and hold for cash flow.

Will look into that model for sure.