https://www.har.com/content/newsroom/Highlights: Single-family home sales rose 5.3 percent year-over-year, with 5,260 units sold;Days on Market (DOM) for single-family homes decreased slightly from 67 days in February 2017 to 65 days this February;Total property sales increased 3.1 percent with 6,375 units sold;Total dollar volume climbed 4.5 percent to $1.7 billion;The single-family home median price rose 1.4 percent to $226,200, which represents a February high;The single-family home average price edged up 0.4 percent to a February high of $281,945;Single-family homes months of inventory shrank year-over-year from a 3.4-months supply to 3.2 months;Townhome/condominium sales fell 5.1 percent, with the average price up 2.0 percent to $210,887 and the median price up 4.6 percent to $170,000;Leases of single-family homes fell 11.5 percent with the average rent up 4.1 percent to $1,720;Volume of townhome/condominium leases dropped 11.5 percent with average rent up 2.2 percent to $1,515.

When I say "capitalize", think of it as just increasing the book value of the inventory... it doesn't have anything to do with an investment asset as the word may make you think.You will record "cost of goods sold" when you actually sell the property.

I will second that there is a significant lack of properties that are true "deals" right now since the hurricane has increased overall demand in the retail market and is driving fierce competition.

What is enticing to one investor might not be for another one, so is a very difficult question to answer with such limited info.Also, I don't have experience with multi-use resorts so I'm not quite sure about what is a "typical" structure used in that niche. 

You may need to amend your tax return if you already filed it but this issue should not be difficult to correct. 

find a properties that would be difficult to finance with traditional lenders because of condition or class of property i.e. zoning or use.

Do you happen to know if it's possible to form an LLC in a different state, one that doesn't require the publishing of owners, such as NM, in order to increase privacy? 

My question is; how difficult, or how likely, is it to structure a deal using partial owner financing? 

Like you have mentioned, Lexington has seen increased growth consistently over the years (I believe since the 1800's and even during the financial collapse).

Like raise rents and increase collections.