REIT investing - Good or bad idea

[Dona Cardenas]

I recently saw an add or a post about Rad Diversified. It's a REIT and they claim their return was 36% last year. They specialize in tax deed purchases, rehab, tenant occupy then cash out and refi and repeat the process. Anyone have any experiences with them?

[Tim Livian]

They're taking massive fees 2% on assets they manage, 20% on increases in net asset value, large salaries for only $7-8m assets, they are self dealing with a $2m in promissory notes that pay Dutch's other entities 10.95% interest. 

i think the 36% return might be before all these fees or for his 3 other entities that lent the company money at a very high rate.

source: their sec filings https://sec.report/CIK/0001721...