Obviously, I don't subscribe to the mantra that you can't predict price appreciation.

Again use around $400K cash to buy a passive instrument that pays monthly probably 7-8% annually  and use the other $150K ish to purchase $400K of zero coupon TIC or DST. 

You can’t predict the behavior of 4000 people.

In contrast, you can be instrumental in bringing down the world economy and not even get indicted.

They're not renting for as much as Memphis Invest predicted.

So the LLC will need to sell the assets and 1031 into another instrument which can be compatible with 1031 but be completely passive and allow them to generate income on the deferred tax and deferred depreciation recapture for the remainder of their lives.

Dividends (such as they are) are pretty predictable. 

My main concern, quite frankly, isn't the cost, but rather their inability to predict my market or the lack thereof and how to truly overcome a terrible income disparity where I currently live.

Howdy Account ClosedI do not believe there is a crystal ball that will allow you to predict the degree of a swing in a boom or bust period.  

As to your client’s deal, if his forecast is predicting a 50% return over two years it’s very likely that either something was missed or the assumptions are overly aggressive.