So far, I'm leaning towards an underground pool since it can be used all year round, but if I find a property that has room for both, then I may try to incorporate both amenities since families and the older crowd are my preferred avatar.

That’s when a team has a chance to prove its metal or run away and hide.You probably do not hear the stories of how most syndicates are finding creative solutions to protect investor capital.

Finding those who think creatively is not so easy. 

 - other creative paths.  

If it wasn't fraud but simple incompetence (and he lost the money), then that isn't a crime and your options are more limited.Your legal contract (and/or the state laws the entity was incorporated in...depending on where) most likely requires the sponsor to share books and records with you (so you can at least know what happened).

Sure there is creative financing but you are best off taking it the slow and steady route

Any advise on whether to or not to incorporate?

Now's the time to learn creativity, and not to be afraid to put in lower offers based on actuals.Create and stick to your buy right criteria, and network like crazy with brokers in your market.Rates are high, relatively speaking for everyone.

If you really see potential and like the overall quality of the property you may need to get creative on making sure you're covered if the units take longer to lease there. 

I was thinking of doing some creative finance: Maybe offering to take all three properties off of their hands with a lease to own, so I don't tie up all my money.