Anyone can put together a pro forma and tell me what the projected returns are, but that doesn't mean squat.

Plus there is no ability to make an extra return from sweat equity (which is what some investors want while others don't)

And when a rising tide is lifting all boats, groups that amplified their results by using risky high leverage could score some massive returns until the music stopped, then will subsequently struggle to keep the rest of their portfolio out of foreclosure.

You would need to find a property manager to care for the investment until you return, which will eat into the profits.

Texas still has solid growth potential, particularly in cities like Austin and Dallas, but prices have risen, so returns may vary.

Most sponsors returned my initial message/email within a couple of days.

The thing is there was a lot of appreciation in 2021 and parts of 2022.Real estate didn't appreciate(in general) much from Summer 2022 to start of 2024.In general, the investment, while lagging behind the stock market return, is not a bad investment.You got 10% cash on cash return in year 1 and 8% cash on cash return in year 2.It was negative in year 3 but that is okay if you beleive it to be around 10% going forward.A lot of investors are starving for cash-flowing deals so I am surprised these properties didn't appreciate much.

We were fortunate to make a nice little return and their $500 turned into $750 in a matter of 6 months.

Because many have been burned over the past few years investing with sponsors who had little to no experience and investors were caught by the glamourous and sexy returns that were being promised that they were getting four years ago but are now gone from big returns to big losses.So the first question you are gonna have to answer is how do you plan on protecting investors money?

Your best returns with the lowest headaches will be SFR in a non HOA area :)