@Brady Keim I do not believe the market is not too saturated, the whole United States is too saturated with agents and that is why you need to bring your USP (Unique Selling Proposition). 

After all, they are accredited, and they can invest with any syndicator they choose, so your value proposition needs to be there, but that only matters if you have a solid structure and securities foundation in place first.Finding a mentor and working with them is a fantastic idea, and I would recommend that route. 

Do what works for you.I would say that waiting to get appreciation after the rehab can be an iffy proposition.

I started getting creative, decided to proposition them for a MASTER LEASE option (Thanks BRANDON TURNER "How I bought my home with low and no money down") Follow me on this one...

Think about it today, do I have access to a unique proposition that may create opportunity.https://ksnt-com.cdn.ampproject.org/c/ksnt.com/2017/09/28/living-in-a-missile-silo-someone-you-should-know/amp/

If time is on your side, it's a great wealth-building proposition.

Trying to hold his feet to the fire could be an expensive and frustrating proposition.

Carpet seems like a losing proposition.

Lots of people want other people's money, but you have to at least give an idea (more than you are DIY) of where your value is going to lie in the proposition.

Adding ADU's properly is a 200K+ proposition that currently will take about a year in SoCal.