File your complaints with the https://www.ic3.gov/ FBI financial crimes site. 

.), but the focus here is true off-market: owners who may be tired, under-managed, partnership fatigue, estate situations, or simply open to a conversation.For those of you who’ve successfully sourced larger MHCs off-market:What channels actually produced deals for you?

Even if you are not in a position to itemize your tax return to benefit from the interest deduction, leverage is still highly desirable.In my market, doing this for many years, I have yet to see a single underwriting that indicates a property is projected to produce a better return unleveraged than leveraged.I will go further, in most markets unleveraged RE underwriting does not project a return that justifies the effort and risk of RE.  

Flying in personally adds risk and doesn’t improve your legal position.2) Security deposit and the 45-day ruleYour former PM is largely correct on timing, but not necessarily on control.In Maryland:The security deposit must be accounted for and either returned or itemized within 45 days of move-out.You are allowed to deduct for unpaid rent, damage beyond normal wear and tear, and missing fixtures or appliances.You are required to provide an itemized statement with receipts or estimates.Red flags in your situation:The PM cannot produce a copy of the lease.

Are there free options to file it?

I trust lenders to do the comps before I trust a residential appraiser to do comps for an income-producing property.

Great topic — ground-up projects can produce strong margins, but execution risk is where many investors get caught off guard.From the builder/developer side, the biggest challenges we consistently see are:1️⃣ Site Work UnknownsFill, compaction, drainage, and soil conditions can shift budgets quickly — especially in markets where lot conditions vary significantly.2️⃣ Utilities & Impact FeesWater/sewer access, well/septic requirements, and local impact fees are often underestimated during underwriting.3️⃣ Environmental FactorsProtected species, wetlands, and flood elevation requirements can affect both timelines and build costs.4️⃣ Permit TimelinesApproval periods — particularly when civil or environmental reviews are involved — can extend holding costs beyond initial projections.5️⃣ Builder Execution CapacityProject success often comes down to the operator’s systems, trade relationships, and cycle times — not just the numbers on paper.Because of these hurdles, we’re seeing more investors lean toward ready-to-build projects — where feasibility, plans, and permitting are already in progress or completed — as a way to reduce entitlement risk and shorten timelines.Ground-up can be extremely rewarding, but the upfront diligence and execution planning are what ultimately determine outcomes.Always happy to compare notes with other investors and builders working through similar projects.

Hi @Adam HumesFinding a standard, turnkey "buy and hold" that produces solid cash flow from day one is incredibly difficult here.There are always opportunities for a buy and hold to cash flow though these are pocket opportunities.

Financing structure matters far less than whether the asset can reliably produce income.A few practical points:If the building is vacant now, that’s the market giving you feedback.

When underwritten correctly, specialty resorts can produce outsize returns, but only for investors who understand that they’re buying hospitality businesses—not just buildings.