If you can illustrate this in terms of markets and ranges of purchase, ARV, and rehab that will be helpful. 

For example, this is what you could offer (numbers just for illustration's sake, evaluate what would be right in your market):Rent will be $1,450/month, valid for a 17 month lease Rent will be $1,525/month, valid for a 7 month lease (until May)Rent will be $1,600/month, valid for month-to-month leasThe options you put in front of the tenant allow them to pick and choose which one is best for them, while allowing you to EITHER control when you have the vacancy, or earn more profit in exchange for the "risk" of MTM.

Let's simplify it (but the correct calculation is not as straightforward as below however, I am simplifying it just to illustrate the point):Marginal return of typical syndicator: 15% IRR x 70% = 10.5% IRR for the LPMike Ealy's project return: 40% IRR x 30% = 12% for my LPNot only does my investors benefit from the higher return, they are also protected from market downturns.

I am sure there are QOZs with great returns as well - just illustrating the point.

Price Point - The price point illustrated the need for creative acquisition.

Example 1 was intended to provide a simple illustration of how the calculation would work if a taxpayer lacked sufficient W-2 wages or UBIA of qualified property to claim the deduction.

@Kyle Shankin I think you just illustrated my question perfectly.

With regards to MIRR, I can send you some papers that explain how MIRR differs from IRR that will better illustrate how the reinvestment rate works if you want.

Yes, Im using private money on the rehab we have on going nown but that party is only wanting to do one deal at a at a time despite my best effort with charts and graphs and glossy 8 x 11 photographs to illustrate how we can do so much more by leveraging some financing.

I know you don't want to hear this but you have illustrated a perfect scenario for 'no cash'.