why invest in a deal if there is no value add?

[Dennis Powers]

Hello BP, Looking for ideas or feed back!

So I own 8 properties just outside of Boston, all being rented out as sober living houses. The cash flow is awesome, so good I don't mind paying market value or a little over. While everyone struggles to find deals I can find a deal a week. Everyone is doing numbers based on market rent, I rent beds not apartments.

So here lies the problem I'm broke! I have great cash flow coming in on every property, I'm only leveraged at 70% on all the properties. But soon as I save enough cash for 25% down ill buy again, problem is it will take me a year to save up again.

I have friends and family that want to invest, I just don't know how to structure the investment.

-I'm not creating any value for an equity investor. I can offer 8-12% return on cash, If I offer an equity position on a 5-7 year deal they're not making much on the equity end of it. Any ideas other than contact an attorney?