I have a plan to sell all of my 1 to 4 family and maybe one or two small complexes and exchange for a large complex in my area   the issue is, the seller of the large complex does not want to wait for all of my holdings to be closed.  

A $300–$400/unit CapEx that demonstrably lowers catastrophic loss exposure is much easier to defend than an amenity-driven add-on in workforce housing.The key question lenders and buyers will ask is whether the system is:– Reliable without tenant interaction– Independent of Wi-Fi or resident behavior– Documentable for insurance and underwriting conversationsIf the answer to those is yes, you’re solving a real problem - not a theoretical one.Appreciate you grounding this in actual underwriting reality instead of selling features. 

Prioritize a reliable booking engine over a complex custom site to avoid technical failures.

Given the added complexity of multi-state issues, working with an accountant experienced in those areas is more important than where they’re physically located.

PHX overall is still developing from a MFH standpoint (outside of large apartment complexes), as apartment or SFH rent living is the default way to go out here. 

The opportunity is incremental growth that can operate profitably at lower occupancy rather than scale dependent tourism.Also, the type of outdoor recreation Mackay offers is exactly where crowds and lines are a negative, not a feature.

Would single family homes be the right next investment or would you expand into to multifamily/apartment complexes.

Frank, appreciate you sharing this - 1,200+ rooms in LA with a fully integrated model is no small feat, especially given the entitlement and zoning complexity there.What stands out to me is that you stayed hands-on end-to-end - entitlement, build, and ops.

I would look at sales comps in the complex recently. 

Personally, in a situation like this, I’d rather: Take the hit myself (transfer fee + short-term risk)Than bring in additional partners late and watch most of the profit get eaten up  Second-position money can work too, but it often comes with expensive terms and added complexity under a tight timeline.