I am not sure why he is so sure about me not able to use all my past losses combined to offset the sale of 1 or 2 properties.

Here, not recording the deed might work in your favor, as long as the buyer genuinely lacks notice of any other claims.Race-Notice Jurisdiction: These jurisdictions combine both rules: the first bona fide purchaser who records their deed without notice of any prior claims holds the superior claim.

I have used a combination of private investors, local hard money lenders (at rates more like 2 pts. and 10% with no profit split) and community banks.  

I would compare the rates they give you with other quotes and see which gives you the best combination of coverage and price.

You could raise your rates by $1 a night if you don't want it to impact your cashflow.As for linens not on beds: imagine a family packing for a vacation and cramming everything in a car, dealing with screaming kids on the trip, dealing with nightmare traffic and finally getting to the place and unpack all the crap. 

I would hire a pro and return to original condition on rental and bill the deposit. 99% of tenants will do the bare minimum and it will be crap.

Probably more than all other markets combined. 

In this case their total household income (of the husband and adult son combined) does meet the requirement of being 3x the rent, but how should I apply requirements of good credit for this and other applications with multiple tenants in one application? 

If they give very little information or the new capital will only add a year or two to the viability of the deal, then I am likely not going to give them more money.The changing or stopping of distributions and calling capital are very stressful and concerning events when you combine it with a lack of information and transparency from the syndicator. 

So I'm looking for the combination of affordable properties (cheap could be misinterpreted) and (mass) tourism.