Reits are interesting right here as they trade at implies cap rates which are in excess of the physical market.

As far as the basement musty smell, I would recommend adding a moisture absorbing product down there to help eliminate the excess humidity.

If you are an accredited investor we like syndications in MF, storage and manufactured home parks with value add operators that can get you exposure to markets that interest you but don't require all the time and attention of trying to do this all yourself. 

A friend of mine owns www.codylodgingcompany.com so we will let her manage everything.My question: is it worth advertising on other sites like AirBnB to gain additional exposure?

Landlord set up and control of the property Wi-Fi can provide many advantages, from becoming a small but steady source of extra revenue, to enhancing security (remote control and recording of gates, entries, exterior building & common area cameras); to saving time (remote entry control & rekeying of door codes); to saving money on maintenance (through instant water leak notification & advance indications of appliance malfunction); to saving both tenant and Landlord money on energy usage through remote timing and/or turn on/off all or some lights, appliances and devices;  to ensuring compliance with lease agreements (real time notice of smoking on property, excess people on property), and so much more.Did you know that for $300 (plus installation), a landlord can install a device that will record and report in real time the energy consumption of pretty much any electrical device on the property (https://sense.com/ ) ( https://www.schneider-electric.us/en/home/smart-home/wiser/wiser-app/ ).

So my business model is wholesaling but I am also trying to acquire rentals through Creative Financing strategies and I was thinking that if I do acquire some rentals to just use a property manager so they can find the tenants and deal with the extra stuff so I can focus on my main business model without having to Spend excess time on the rentals as long as the properties still cash flow good.

.- Damage in excess of normal wear and tear.Source: https://www.thebalancesmb.com/massachusetts-security-deposit-law-2125077 Here's another one:Quote:After a tenant moves out, the landlord may use all or part of the security deposit for the following reasons:- Unpaid rent (unless validly withheld or deducted by the tenant) and, if applicable, water charges- Unpaid increase in real estate taxes (only applicable if the lease contains a valid tax escalation clause)- The cost of repair of damages caused by the tenant, other occupants, or their guests (does not include pre existing damage or routine painting, carpet shampooing, etc. that is performed because of normal “wear and tear.”)Source: https://www.mass.gov/info-details/find-out-what-landlords-can-use-security-deposits-forAnd another:Quote: When you move out, your landlord can use your security deposit to pay for: - Repairs for damage that are not "reasonable wear and tear." - Unpaid rent, unless you legally withheld rent for bad conditions.

My main reason for wanting to re-finance sooner is just less exposure, our numbers still work with the HML interest.

You will need to check any HVAC ducts for excess mold there as well. 

After 2 and half years of doing that I was able to jack my credit score above 750 and have a total credit limit in excess of 5k.