:)To your other point...you are absolutely correct that there are a lot of people that tout syndication as an easy way to make money. 

I think out of state investors are being drawn in by relatively low purchase prices and by other real estate investors and turnkey operators touting the opportunities for cheaper properties with higher returns.

If there is a way to make a small bar in the kitchen you can use the space next to the kitchen as a "living room" and tout it as "open concept". 

People want to tout their doors, but I'd much rather have higher gross on less investments than tiny gross on many investments.

Many preach wholesaling to get started and generate cash but for every success story they tout, your have 100 that made zero. 

Asking 6.5 cap, 3% vacancy, 35% opex, touting rent growth annually of 4%.Historically you see 10% vacancy, 50% opex, maybe 2% rent growth.

Sure, one can point to Texas and other select states and tout their employment and growth records; but, they've got shale. 4 more years of government growth?

So, if you have a full time job, 2080 hours per year, you will need to spend 2081 hours per year on real estate activities.I suspect someone touted the tax advantages of these properties to you.

Because he "wanted to share with me other great money making deals", he was passing along a great penny stock investor.This penny stock newsletter is touting the possibility of 1150% returns.

If you have it of course, you tout it as paramount.