Our PM arm charges 9% and a leasing fee of one month's rent (our average length of stay is 38 months, so you'd pay this about once every three years or so).

You actually likely want a syndication attorney or a securities attorney if you are wanting to raise funds from arms-length third-party investors.

Bank will not touch that. but cash will we welcomed with open arms.

If not is this something BiggerPockets might be considering - maybe a European arm or something?

Investors want double digit returns.

The IRS is sometimes *very* slow to move; but once they move it's like an avalanche and you don't want to be on the receiving end of their collections arm / prosecution arm.

I recently closed a wrap-loan with a local bank where I financed a home with a 3 year ARM on 20 year amortization and then sold the home as owner-finance with a 5 year ARM and 30 year amort.

If you're at 75% or less, you should be able to get long term money, even if it's alternative - 30 year ARMs at rates in the 6-8% range, as long as debt service works (rents cover PITI).The other one seems doable too, if same type of deal w/no work. 

The lender I am working with suggested a 5-year ARM with interest only payments.  

Real estate is not a arm chair investment.