So we figured we would give it that "wow" factor by adding a brand new pool that overlooked the golf course.

Note, with 1-4 family it might be harder to find (deals) since you're competing with a larger pool of buyers who can get cheap vanilla residential financing. 

I don't mind allowing pets at all under the right circumstances and upfront lease guidelines -- it opens my pool up to that many more qualified tenants! 

The HOA covers pool, BBQ, playgrounds, water/sewer, gas water/heat, exterior/roof maintenance, trash, and termite control.The HOA does not cover electricity.

Example there are 2 female nurses working on my floor right now that are both living in a hotel about 5 minutes away, its a 3/5 star hotel with a pool.. but no kitchen, just mini fridge and tv.. they are paying in the range of $1,200/month to stay there each for the 3 months they are here on assignment.

Pooling $$ from multiple people is looking more and more like offering a security.The LLC and operating agreement route is fine when everyone knows each other for some time, and MOST importantly are ALL (everyone) is a real estate investor already.   

@Sunny D.

Can I market my QOF to investors and develop a “pool” of money to purchase say a mixed use property in an OZ?

BUT only if you can get a solid tenant pool in the area of property "A".

You could give a list of must haves: Texas, 16+ units, cash flowing, and then give another list of things that are second tier items that you would like to see: close to hospitals, community amenities such as pool, on site laundry, handicap units, etc..