Some of my clients' existing co-living investments are absolute cash cows. 

I would encourage you to check out some of my posts on Market Data in NC, I have some of the most popular areas in NC broken down in easy to digest data.

So we talked to our attorney/CFO contact and he told us to be very very suspicous; seems more like cash cow for Pace when getting few 100 students every month to fork over $2k and tell them it takes 6 mnths to 'set up' (umm - a DUNS # is FREE) and then throw them a bone after you've made how much cash-on-cash w/ the $200k that comes in every couple weeks...

Digest the immense free info. out there and jump and in do a small deal by yourself, it will be a great teaching experience. 

I live in CO and my mountain property has water under it but is about 50k to drill, since we plan to rent it we are putting forth the money but also doing a rainwater collection system for the garden (in CO we can only collect up to 110gal)

They bought one note and of course its NPN to start cant get it performing and having to deal with the servicer and they send me the laundry list of everything they have to do and they quickly realize holly cow this is a ton of work for a small investment with little to no upside by the time they put all those hours into it and risk basically getting some house back half a country away  :)…  So folks jump in but then reality sets in..

A good friend of mine is now in Dallas for short trip and she sent me a pic of daily long horn cow run?

I consider them a hedge against other investments, NOT as a cashflow cow. 

It's a historic house and I turned it into a multifamily, got the rehabilitation certified by the NPS so I got a bunch of tax credits, and it's been a cash flow cow for the last two years.

These three reasons are a lot to digest at first because this loan is a paradigm shift for most Americans.