Companies familiar with LLCs, hard money, and short timelines are much easier to work with than ones used only to traditional home sales.Finding a reliable title company now saves stress and helps as you scale.

I also highlighted the target returns and profit splits for more traditional 5-7 year holds that I have seen this year.

My team has worked with quite a few investors doing co-living or rent-by-the-room models around metro Atlanta, and overall, it can be a really strong strategy when approached intentionally.Co-living fills a very real gap in the market — it provides affordable, flexible housing for working professionals, students, and people in transition, while also producing higher returns than traditional single-family rentals.

I don't know one that hasn't that we've conversed with, along with other Chinese chips like Zucho or distantly down Majorana among others. 

From an investment perspective, the returns are typically stronger than traditional single-family rentals, which helps offset the moderate zoning risk.As with any model that lives in a gray area, strong management and community awareness are key—keeping properties well-maintained, managing parking, and minimizing turnover-related disruptions goes a long way in avoiding unwanted attention or complaints.We work with a number of investors using this strategy successfully throughout the metro area.

You might be able to get a traditional DSCR lender to finance this with an exception on the sqft, however the rate will be high.. 

That way it still qualifies but doesn’t box me in.Your point about Midwest markets makes sense — I may use part of the cash-out for a more traditional cash-flow play out of state while keeping my California asset long-term.

Being able to buy a new primary home while renting out your current one or secondary home that you mentioned is actually a dream scenario for many investors just starting because it lets you avoid the costs of getting a traditional investment property loan.

Are you moving toward private money, partnerships, or traditional lending again?

You are describing the traditional path, and it works for operators who want to compound through equity growth.