No rational investor allocates capital to the same asset class in the same period while accepting more risk unless they expect a better performance.You mention the sponsors did not manage risk, but it's the same risk you personally bet on, right? 

Your best bet is being 100% transparent - tell agents you're an investor who may assign the contract, or better yet, find investor-friendly agents who already work with wholesalers and understand the business model.

The remaining 10 acres is gently sloped and wooded- initially I wanted to build 4-5 log cabins to use as STRs but after looking in to the costs and requirements it seems like a bad idea.

We also require initial payments to be made in good funds for rent and security deposit, which helps to solve a lot of the asset verification.

A pain for those trying to travel but I bet awesome for those sitting tight enjoying the fireplace and beautiful scenery. 

I learned the hard way that under 15% is a bet, not a plan.

Since these will all be investment properties, my initial thought is that holding them in LLCs makes sense from a liability and risk-management perspective.

A lot of investors in this rate environment are subsidizing $50-100/mo per door and betting on appreciation + equity buildup.

The main reason is that it is not initially set up for a Real Estate business like other “real estate-specific” accounting software.

If you are planning on renting for a while in Mobile Midtown and West Mobile are usually safe bets.