I also know that Fannie and Freddie (or maybe just one, I forget) is going to require that 60% of new loans go to workforce housing assets, so that is another tailwind that makes this space an attractive one to sponsors, LPs, and institutions now.

they act as a broker dealer so just like financial planners there is a mark up that you don't see in fees that the deal sponsor pays... that ultimately comes from LPs.

i sure hope those LPs (and you) know what they're getting into. 

For us, this stimulated new savings techniques for paying off our vehicle or other lines of credit by using things like the 1/12 rule.Another thing we do that we have found super helpful is getting a credit card that accrues points every swipe, and immediately moving that money into our 'credit card payment' checkings account that covers that expense plus a little extra (basically rounding up to the nearest $5-$10).

If your analysis is sound and you were able to give the Limited Partners (LPs) a 10% cash on cash return - the returns will be more favorable for you and your JV partner.As for syndication… in my experience Equity Investors, or passive LPs, would/will like to see “skin in the game” and have you invest alongside them.This deal isn’t right for syndication (too small in size), IMHO, and while it’s great that you have excellent credit you’ll also need a track record before you can be the lead operator and carry the fiduciary responsibility that comes with syndication (I’m surprised you feel comfortable with that role having zero experience), handle all the day-to-day operations, and make major business decisions.

looking to chat and gather information  That is a hard question to answer in a post like this, a syndication is a partnership between a GP (the one running the deal) and LP(s) who are passively invested and do not make day to day decisions. 

LPs are losing millions. 

GPs and LPs all receive K-1s.

To clarify, the investors are LPs and your operating LLC is the GP of the SPE, LLC, which will acquire/own the targeted property, correct?

Just like in the development end.. when things are slow the planning departments start going through the code and making things tougher not more developer friendly as is needed to stimulate growth etc.