It almost seems...well...too good to be true hence the ask "does this make sense"Any thoughts or your take on the deal would be so awesome.  

Adding more curb appeal will make it look more beautiful and inviting.#2 Staging will help.

I know none of this answers your question of 506(b) syndicators that I have had a good experience with, but I hope it does point out that these exemptions are typically not what is holding people back.The bigger question, and likely the one you are really getting at, how do you find the true operators, and not just the savvy marketer?  

It's true, Banks and Credit Unions will not provide DU's as they are audited much more than brokers and lenders. 

I've accumulated a bit of capital and I'm trying to figure out the best way to appreciate on it; and real estate always struck me as a good option—a true classic.I'm from Europe, but I don't really feel location tied in terms of investments—I wonder actually, do many of you do business internationally?

Months had gone by and no work was being done and he kept blaming the city for staling the permit, which I later found out was not true. 

Plus, you get the added benefit of appreciating property values in promising areas.It's always great to connect with fellow investors who appreciate the value of tried-and-true methods.

My point in bringing up the fact he continued paying is because he said to me in response to my letter stating he owes the difference in damages above the security deposit amount that he has nothing to do with her anymore, except it wasn't true because he still would write checks directly to me to cover her rent.2.

That is just to good to be true.

@Jack Mi: my first impression is anyone that is buying a deal at a 4.5% going-in cap rate with 7% interest rate is anything by conservative.Now, there are so many details missing that it is impossible to give any true thoughts.The things I like:No up front fees, so less motivation to simply transact10% Co-invest is pretty good80/20 (assuming there is no second hurdle) is fairly good.Things that give me pause, based on what is actually presented:Going-in cap rate is very slim.