So it is only a good RE market if you do one or more of the following:1) you can get alternative financing2) buy significantly below retail (meaning not on the mls)3) can do a value add4) can be more patient than I am.   5) alternate rent models.  

No way that business model works.Please tear it apart and note either the weak points in the discussion or items not addressed.We are done growing, but man you're in a great spot. 

Use comps you’d bet on.Rehab: Scope needs vs wants; add a contingency; tie each line to either rent lift or ARV lift.Rent: Pro forma with today’s realistic rent, not best case; include true expenses and reserves.Refi: Model two terms scenarios; check seasoning and expected LTV so you know how much cash you can pull; stress-test rate and appraisal.Repeat: Ensure you still like cash flow after the new loan and you’re not overlevered.Use a simple spreadsheet: inputs for ARV, purchase, rehab, holding/closing, rent/expenses, and refi terms; it spits out cash left in, cash flow, and ROI.

Basically his model is having a large RV community (min 30 acres) and slowly convert those sites to manufactured home sites to create ("sticky" in his words) monthly income.

Georgia has a flat state income tax, so always model after-tax cash-on-cash, not just the cap rate.

I want to get ahead of my 2025 taxes, keep more of what I earn, and build long-term expertise in tax strategy through real estate.I’m open to everyone’s feedback, referrals, and guidance.

I had a intro call with them on Friday and their business model sounds amazing, but maybe too amazing. 

This typically includes a tax advisor with real estate expertise and an asset protection attorney who understands your specific goals and risk tolerance.

No clearer sign that this was going to be a disaster - someone claiming expertise in e-commerce, real estate, Broadway shows, and crypto.  

There's different successful models everwhere.