Promising a high payback percentage plus a point for each month it’s not paid.

Even if you tell me they are paying cash or very high down payments , shouldn't the price of multifily  buildings reflect its NOI/cap rate? 

So like I am not going to run out and buy a bunch of lots in Lehigh acres or coral gables FLA which is saturated with new builds and un finished new builds were the  FOMO got going big time and builders have failed to execute and left investors high and dry.

I'd keep 70% as a base and shoot for 90%+ on the high end.I think I'd be pretty happy with 90%. 

Thoughtful upgrades and efficient project management made this a successful venture, highlighting the strength of our partnership and commitment to delivering high-quality results.

If you really like the place but you feel that it is priced too high for your budget, instead of saying “it’s priced too high” and insulting the seller, simply say “I absolutely love your place; it is exactly what I want, and I’d really like to buy it.

Highly recommend

I have not paid retail for RE in many years and would not in my high cost market (average SFH is ~$1m).  

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.

Feel free to shoot me some high level particulars and I can keep you anonymous.