I am seeking a single platform to take care of both ops and accounting.

Whether it's official punishment or not, they'll get their fair share if it's a decent first sergeant.To the OP, let me put it this way, some military members may very well fall into the same category as college kids, no doubt.

The OP does exactly that.  

OP has done exceptional as he has invested in a vacation market that until recently been outstanding for many years.  

If you're out of compliance, it doesn't become an issue unless a disgruntled investor complains or you get big enough to get on the SEC's radar.The OP mentioned a couple of partners.

. :)The OP is in Texas...quitclaims are not used here as title companies will refuse to ensure them. 

So kudos to OP for getting started, learning a lot, and then having the guts to be open about their difficulties as much as their successes (I refuse to call them "failures" as long as you learned something). 

You have to decide if it's right for you.The OP doesn't seem to have fully realized that this place is really a niche investment.

Your argument there would be understood, but if that were so your post which provides zero assistance to the OP is even more inappropriate.

I'm in same boat OP, I can't figure out how to cash flow on some of these 5-700k homes, then HOA fees, and Insurance.