I only need one company with a track record of executing, to look at the deal and make it happen.

Sure, my track record doing a 203k myself and with multiple clients helped present the 'complex' unknown loan to the listing agent.

Keep track of rates as you go, as these will affect your buyers and final pricing.

@Craig S. but then you have to track that warranty... ok when you have 2 or 3 units but as you get more and more units you will not really ever use those warranties. 

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.

Make sure you are tracking which lists are yielding the most/best results and which ones are not bringing in any.

Its free expense tracking software for real estate investors. 

My experience of the Dominican Republic has been very different even though I've been more off the beaten track than most and taking public buses (that's part of a good property scouting trip).

@ Matt, I've followed this thread and unfortunately there has not been a clear reply re: Gretchen's concern re: the city of Destin's willingness to accept STR; does the local board of realtors not track that data.

I would strongly encourage you to get a tax professional, at least for a year or two until you understand how to split expenses, track depreciation, handle the LLC, etc.