In my market, as flippers have reduced their activity, distressed inventory is also going for a discount relative to the rest of the market. 

Not over interested in actually doing the work it just wondering if it makes sense to use those hours to achieve REP and reduce my W2 stuff.

.- I would try to reduce your number of questions.

I upped the ARV to $750k after putting $110k into the rehab, and am still seeing no cash returns for a decade, which is not ideal for scaling..I know that the private lender route is likely a road to faster returns to reduce my monthly costs, but I'm trying to find a path to having a couple deals in the portfolio before bringing on anyone else, more of a courtesy for limiting exposure/liability, create a track record, and building company value.

If you find it works out for round 1 you might get the traveler to extend their stay and reduce the turnover time.  

I want to start buying some materials in bulk.

The only other problem is this is the bulk of my retirement. 

There are some very good deals to be had here and your risk is also reduced.

If we can increase operational efficiencies, we can reduce our expenses.

@Lilach AdoniMany of the properties attached to country clubs have restrictions on rentals and/or transferring your membership amenities.It is worth looking into the financial viability of the country club itself; the developments with many houses and forced membership with mandatory transfer fees seem to do better than the boutique clubs with far fewer homes and/or optional membership.Also, keep in mind when you go to sell, the buyer pool is drastically reduced and generally makes these properties less liquid.