Hey Renee,Pros include guaranteed rent payments from the government, a large pool of potential tenants, and potentially lower vacancy rates.

I think the majority of the confusion likely comes from the fact that most all of the builders that have inventory on our marketplace are offering unique incentives like extensive rate buy downs, free PM & maintenance guarantees, up to 10% price reductions or up to 10% cash back, etc. 

most of these JV's I see don't guarantee returns.. as that would be a REG A filing. 

Since it was a short sale, I would consider letting the private lender sue the entity first and you and him with the assumed guarantee as well.

The executor/fiduciary/guarantee is where the direct mail goes to.Step 6: Doing the actual direct mailOnce you get understand what you are doing, document each step and systematize it.

If they are underreporting their income to the IRS, I cannot guarantee that the revenue actually exists. 

No guarantee on the run up, you capture extra momentum.Best bet is the hard asset still.

Part of the BRRRR method is leveraging asset appreciation, and again investing in areas with guaranteed returns (Columbus/Lexington) will help you get to the next investment property quicker.   

Since the VA guarantee is really only worth maximum about 140 grand or so I think currently, each house would have to have been $300k or less in order for that to work.

They are typically interested in a furnished bedroom, have the income stream to guarantee rent payments and are fairly low-maintenance.