They are structured via 506b so they are not allowed to market publicly (and only through referrals).

There are always deals out there and Texas is experiencing a return to normal with pricing coming down and supply staying up.

Many people start out active because they want exposure to real estate and don't know that you can start out passive - you can effectively hire the asset manager and supply capital to the investment.You can have great success as an active or a passive investor - but it is important to understand the difference and to select whichever option matches your skills and resources the best.Good luck!

Large gifts, including real estate, may benefit from structuring around this limitation.

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

@Jamie BanksI understand there are multiple parties: 1) displaced insurance policy holder (tenants)  2) ALE 3) The company that supplies all the furniture and install the washer and dryer. 

I’m currently looking into the best ways to structure guest payment flows to ensure legal compliance (that may restrict non-licensed property managers from collecting rent directly) and seamless operations.

As far as refinancing, you can either do a conventional loan where they use your debt to income / DTI to qualify or you can use a DSCR loan which structures the loan off of the rent versus income ratio.More info on DSCR loans: DSCR loans won't use your income to underwrite the loan. 

Quote from @Jack Krusinski: When my rental properties are in a situation like this, I make an effort to create a structured and aggressive payment plan to help tenants catch up.

Throw in a few nice touches, like coffee or board games, to wow your guests.Keep extra linens, cleaning supplies, and essentials like toilet paper handy so turnovers are quick and easy.