The goal of research is not perfection, rather to ensure mistakes are small. 

Right on a small chain lake, 18 hole golf course, cool clubhouse etc.

I then moved on to non-owner occupied small multi family deals, eventually using private financing.

If you are buying future properties, it is best to buy them under the LLC directly especially if you are buying them in cash.

@Christian Weber You will have potential due on sale risks, even though small.

If I get a small construction loan to the property and pay interest expense, would this qualify as a business expense (adding pool and etc)?

It's important to utilize an insurance broker who points you in the direction of quality carriers not just the least expensive.

I will add that oftentimes the fixed costs with installing any kind of pool (fence, pump, permits, excavation etc) are so high that the marginal cost of a plunge pool vs something more standard is relatively small.

Some of them have no debt at all and the ones that do have it are small amounts, 25-35% or so.

I pay all of my sellers directly.