@Louis Haase Life sciences and permanent jobs should never be used in the same sentence.

Structure a lease-option deal to protect your credit and ensure a good payment history.

Of course you are going to "keep the cashflow" after paying the interest, because your "investors" don't own the property, in this structure.  

Preferred equity is often structured to resemble a loan in that it provides fixed payments and a return of capital, rather than a share of profits, which could reduce its exposure to UBIT.

of course my goal is to structure it as an investment.  

Our first of hopefully many.The cash flow when occupied will be in the neighborhood of $3500 to 4K with an 85% occupancy.How would you structure the payout?

Oh, please, I don't want to hear words "ethical" and "businessman" in one sentence.

Partner Driven utilized its expertise in deal structuring and the local market to flip the property quickly at a higher price point, demonstrating our ability to maximize profits without heavy investment.

The market will control a much larger part.And for a specific take away, ask how the fees, waterfall, overall structure of deals have changed overtime.  

You can also structure the lease so that it comes to an end in spring/summer months when units tend to fill quicker and rents are up but I always make them more than 12 month leases.