They could get a risk free return by investing in T-bills, so the delta between that RFR and what you're offering needs to be rewarding enough for them to pursue it.As for the 2nd part of your question, that really is a mystery :)The low interest rate environment always leads to these folks misleading people and mismatching deal operations, and sometimes even defaulting on the property and losing it altogether.Probably because a bunch of these syndicators want to be cool Instagram/TikTok influencers and throw up their arms and talk about how many doors they own, but what do I know lol. 

I want to know the comps, the liquidity checks out, the experience is there, there aren't any lates on mortgages as of recently and the project makes sense. 

The main concern here would be the liquidity that you have for this scenario.

Liquidating these to focus heavily on real estate removes this safety net and exposes you to sector-specific risks.

I can't tell you how many times when people would contact my agents fresh out of guru school.. and talk a BIG game  we are going to buy 20 30 properties we are building a team blah blah blah.. when in fact most of them borrowed the money for the course and are now trying to do business with smoke and mirrors.. real investors that have money if you lay this out the right way will probably go for it.. and SELLERS I can see that for sure.. but then again in the retail resi space so many people just are clueless and or really have very little liquidity that even sending you 1000 bucks up front could be a risk and stretch for them..

OP @Jake Handler is a Northern NJ realtor and investor, has a fun monthly email newsletter called Propportunities (properties with opportunities) along with a cool Instagram page where he shares what he does daily.

@Justin Phillips Ahh, cool.

We actually just added a cool hot tub on top of a boulder at our property out in Kentucky.

Miciah,Phoenix market has changed drastically since 2020 and has made the cash flow market very tight if you're not walking around heavy in liquid.

We have approximately $150k liquid cash ready to go and can likely gain more capital in a fairly quick manner.