So its about finding the "right group" that aligns with you. 

You're actually doing the right thing—taking action in a more affordable market that aligns with your goals is huge.

Because brokers are compensated on commission, maintaining repayment on a portion of the line while keeping it open helps ensure alignment of interests.Alternatively, you may secure a line of credit directly through a local credit union or bank, where you only draw the funds you choose to use.

The lower rent does align with Rentometer, Bigger Pockets Rent Estimator, and other site's estimates for this property.

@Robert Johnson - To me, replacing old sewer lines and infrastructure components (roof, electrical, plumbing, etc..) are the components that don't add a ton of value, but could certainly kill the cash flow / reserves on a deal.

It's a simpler entry point and aligns well with serving protected classes like veterans, seniors, and single mothers—key to ensuring stability against HOA or city issues.Begin connecting with non-profits and agencies that help these groups find housing.

In Memphis, even street-by-street differences can make a big impact on returns and management effort.I’m a local Memphis agent who works almost exclusively with investors, so if you’d like, I can share more specifics on the zip codes that align with your goals and connect you with vetted PMs, contractors, and lenders here.

That operational lift is my leverage — and it compounds year after year without bank risk   Alignment of InterestsWithout bank covenants, GP fees, or preferred GP distributions, every dollar of NOI is split between GP and LPs after the pref.

For the electrical component take total watts of bb heaters x hrs used ÷ by 1000 (conversion factor) that will give you kwh used.

At the end of the day, our interests weren't aligned and they didn't have the personal experience or desire to nurture a long-term relationship to help make for a mutually beneficial partnership.