Am I missing something with this investor?

[Ernest Partin]

Hello BP friends. 

Hope all is well during these unrealistic events. 

I am looking for professional advise if anyone can help. I have a new investor not interested in 20% ROI.

Here is what we offered; 

20% ROI over 24 months.

Initial investment returned after 24 months. Along with 2 points. 

Our Property types;

$70k to $110k per unit

2bd average $850-$1000

Class B (We like C as well as opportunity zones) 

Cap rate 8.5% plus 

His investment wishes; 

$200k per unit (Greater Boston Area) 

2bd range $1700-$2100

Cap rate 5% plus

Class A 

These numbers dont add up to my team at all. I'm lost at how it makes any sense to the investor. Am I missing something? I do not want to miss a great opportunity because he dont like our buying options. 

Sorry for the long message. I hope I explained it clear enough.

Thank you for any and all feedback. Have a great night as well.