What was the goal for you when you bought the property and how did that goal align with what the turnkey provider told you about it?

Also, it is true that most of them specialize in 'normal' real estate and that investing opportunities are more by word of mouth or again via these local agencies with experience in specifically doing that (you need to know them by having done other projects in most of the cases).Saw your message, let's continue over there 👍

Her goal is to guide people toward their full potential.

There should definitely be options for you using DSCR which many lenders will count your STR income either based on projection or your rent roll.Also, check local banks instead of brokers.  

Kick around the forums to see where others are investing, then look at those markets to see if they fit your tastes and goals.

(Which is not my overall goal of course).

This is our first project and we are beyond excited!

OR I would consider JVing with the new buyer to get my principle and small interest on the back end of the project. 

if your goal is to build up a small but mighty portfolio of rental properties, then "time IN the market beats timING the market." don't wait for the best conditions to buy. just find deals that make sense with the current rates. it won't be as easy, but everyone's doing it. but don't bank on being able to refi later at a lower rate. that's a bad backup plan. 

Plenty of other smaller companies and projects going on.At $240K you can probably buy cash property around Sherman Denison area.