Guaranteed Returns - Too good to be true?

[Scott Barbag]

"The current ownership is offering a Guarantee: Continued performance at an 7.45% cap rate for 1 year, with a reserve account to cover any shortfalls in collections; IF new owners maintain asset under their property management company."

Not an out of this world cap rate but not bad for the area (depending on what they are actually considering in cap rate). Does this seem like a scam/to good to be true (guaranteed returns)? I will be requesting rent rolls and their NOI calculations but just wanted to see what others thought about claims like these?

[Bill P.]

@Scott Barbag this is standard boilerplate for turnkey props. Sounds legit but you have ask questions to the underwriting firm about ANYTHING YOU WANT TO UNDERSTAND MORE FULLY BEFORE YOU SIGN.