What’s the project or projects?  

If you pay more, you won't meet your metrics and will probably have negative cashflow and/or equity.You may have to make 10, 20 or even 100 offers to get one accepted at the price that meets your numbers.This is what all investors did BEFORE the Great Real Estate Crash of 2008-2010.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

Commercial acquisitions or new construction?

You would have to learn a lot about the sponsor to see/or know exactly what they are doing.

Avoid basing it on uncontrollable factors like taxes or insurance.

There is clearly some movement or the tiles would not have cracks in the grout.

When you do need an LLC is with MF properties or when you have partners.FNMA, FHLMC, FHA & VA all have due-on-sale clauses that may be triggered by transferring via a Quit Claim Deed (QCD) a property from your name to an LLC.

Let’s maybe grab coffee or a drink sometime to talk shop if you’re up for it!

On the REIT side - When these investments go underwater, often the sponsor company will freeze or drastically reduce redemptions.