My group bought 2 good size deals last year in this smokin' hot seller's market (full disclosure- we did underwriting on about 500 deals though) and there's no reason why you can't get a piece of the action. 

From a resell/investor standpoint having everything documented is important if/when you list your disclosures.

*FULL DISCLOSURE* I am only here because that was a sweet title for a thread.

Full disclosure, I am also a commercial REALTOR® that specializes in multifamily property investment, so I would be more than happy to help you out or answer any questions that you might have.As far as single family investment REAs in the area, I highly recommend Doug Duncan, Don Beard, and Lisa Victor.

They said before we discuss anything in detail they want me to sign a non-disclosure agreement.Can anyone think of a reason why an investor wouldn't want to sign an NDA to find out more about a property?

@Dave FosterFor full disclosure, we do have a heater so we could use it year around but we just choose to use the hot tub in winterI grew up in W Palm Beach where it was possible to swim year aroundI am still waiting to hear the first person tell me " I can't wait to retire and move to the north"  except for those moving to "North" Palm Beach or "North" Ft Myers

It has been replaced by a Closing Disclosure (CD). 

Most have a tenant rep broker they use and connect you up with them.Cap rate is usually tied to location ( urban,suburban,rural), location and quality of the tenants ( national, regional, mom and pop), and terms of the lease ( primary lease term in years, level of lease guarantee, rental increases, any termination rights, disclosure of sales, restrictive use rights, co-tenant anchor clauses,etc.).You need a void analysis from a landlord rep leasing broker.

The trust's beneficiaries are private and could possibly a violation for someone to require the disclosure (depending on the state).

I might of got a little confused now that I read @Nicholas Horsburgh his reply he did not say PPM he said offering memorandum .. many would take that as a PPM  ( private placement memorandum) but maybe he meant like a detailed description in writing of what your trying to accomplish.Generally there are no real contracts for loans there are loan documents though Note  mortgage settlement statement and depending on the lender a whole host of other various and sundry documents usually disclosures so you can't sue the lender. :)