I would not personally ever invest in a property that did not have all separate utilities in light of the potential misuse/abuse  and non payment issues that will definatly arise.

The various cities out here each have their own regulations restricting STRs and those regulations can and do change relatively abruptly.

In non humid areas like Montana the Swamp coolers work fairly well.

I understand the restriction on owning a co-op.

If you buy a property for $180k with an ARV of $300k and you ultimately want to refinance after rehabbing to pull cash out for another investment, you will likely only get 75% LTV, maybe 80% LTV, depending on the lender (unless you go with non-conventional lending), which leaves you with loan of $225k - $240k.

@Chris Mason I have seen many places online that seem to think it is not an issue to co-borrow on a regular FHA loan..https://thelendersnetwork.com/non-occupying-co-borrower-mortgage-loan/https://themortgagereports.com/ask/285/parent-with-current-loan-borrow-occupant-for-childs-fha-loanAm I just reading these wrong?

But when I went to get a mortgage it came up: $2600 / year (non owner occupied, which pay the highest rates).A quick call to any insurance company can confirm the flood zones

The SEC is a significant enforcement agency and you want to be on the right side of the law.Make sure you know the rules around contacting accredited and non-accredited investors, rule 506(B) and 506(C), and multiple other solicitation rules.

Dual Agency restricts the advice that can be given to a potential buyer, especially when it comes to the offer.

Location limited to Texas, in or around cities like Victoria or Corpus Christi (not expensive MSAs like DFW, Houston, Austin).No particular asset type in mind, could be anything from retail to MF to warehouse or other.Renovation mostly non-structural, although upto 20% structural should be fine.Is there any particular asset type that typically requires major renovation?