If you are raising capital from people you don’t have a prior relationship with, and even people who you do, they would regard you as serious only if you had a professional prepared PPM and Operating Agreement.

Here is my experience, I once sent out 5,000 beautifully designed, professionally printed post cards and got zero calls.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

@Grant Schroeder is a great resource to be able to explore options!

There are a couple of unique tax laws to real estate investors - 1031 exchange, bonus depreciation on certain improvements, Qualified Opportunity Zones, real estate professional status, etc.Make sure that the accountant you interview to understand the above concepts.best of luck!

It might be the way I have to keep going but it's why I'm exploring this fund option as an alternative.1.

To access your home equity without selling, you can explore options like a home equity loan, a line of credit (HELOC), or a cash-out refinance.

Identify good brokerages and licensed R.E. professionals, and those who you send your marketing to.

The owner has taken it off market and I'm just trying to explore my options of selling it off market for a deeply discounted price.  

I've done a lot of research on this topic as both an investor and as one who assists other investors in exploring this strategy.