I don't want a 506C, accredited investors only, as many of the 50+ friends i have brought in wouldn't qualify especially when they were young and starting in their careers, and only had big grad school loans and not close to the >1mil net worth requirement (congress about to raise to >3mil), but they had good income and desire to invest to provide for their kids. to OP, Forest, ask people you know about RE syndications, ask CPAs who have thousands of clients, ask RIAs registered investment advisors, who have tens of thousands of clients, a reputable GP will provide records, access to other investors, allow you to come to shareholders meetings, will explain their compensation, will talk w you about Deals that went bad or didn't perform up to expectations, believe me we all remember every detail of those and will explain why and what they learned from it.

I will hold him to 10 weeks and constantly remind him of our list date so we can make our desired profit. 

Some feasibility studies are worth their weight in gold.

A razor knife around it cutting the paint and some elbow grease usually get it moving, then address springs or weights on them plus some soap on side helps it slide. 

If you received a basis step-up at dad's date of death, you may be able to sell with little to no gains, and then choose to invest those funds in an alternate property closer to home, if desired. 

A newbie or a person who is more risk averse could feel more comfortable investing in this type of a project than a deep value add or a project in a less desirable area.  

As a former CA resident (SLO) I understand the desire to invest where less capital and more landlord friendly state so I moved to Nevada.

All these SINGULAR city charts/metric to INFER a MSA weight are best defined as GIGO, Garbage In garbage Out.

This depends on where you want to invest and what your desired monthly profit needs to be. 

Then if a creditor wants to reach the person's membership interest s in the Nevada LLC they will have to use the Nevada courts and fight to obtain a less than desirable (from a creditor's point of view) charging order.