The syndications that are going belly up right now are mostly people that overpaid, leverage bad debt, and unexperienced operators.

Food stamps, which poor people don't get ahead from the food companies do, and gives the US a population that is to fat to produce an Army. 

Especially since I was working with a lot of developers in Miami who wanted fat spreadsheets of 5 condo buildings in a market (each one could have 500+ units!).

When something goes belly up many investors first thought is to sue and sue because they were “hoodwinked”( according to themselves).  

Elevators are for fat people.

I've used FAT for creative finance deals statewide going on 10+ years now.I've done deals in Maui, Oahu and the Big Island.

Personally I love using wholesalers because I free up my time and I pay only for results - if it's a good deal they get paid, and I'm happy to pay a fat assignment fee.

For starters, a purchase at the original contract purchase price could have resulted in a big fat loss.

Sale-Leasebacks have inherent challenges because the tenant/seller is incentivized to market the property in such a way they get they price they want, but if the entity who signs the lease is weak and there's no personal guarantor, they could stop paying rent the day after you close leaving you high and dry with very little legal remedy.I don't know your market, but in my eyes, any 10% cap offering is either an extremely weak tenant OR a tenant that has very little term remaining with no plans to renew.If I were, you I would very seriously consider how much I like the real estate and what my odds would be of refilling the real estate with the same or better rent and/or a better credit tenant once this tenant goes belly up.

Quote from @Kenneth Bell: I have the chance to develop a 35 door BTR project that happens to be in an opportunity zone.