My offers are getting beat by folks who have some magically optimistic pro form apparently and it's not worth jumping in for sub par returns and tenant headaches (or PM headaches).

Hello BP folks in the UPNY area.

And even then, those really experienced folks are able to raise capital by hiring intermediaries (aka brokers) who are specialists at putting together the capital stack (equity/cash from the LP/investor + debt/lender + co-invest from the GP/developer). 

If you are circled with folks that's 10x smarter (and wiser) than you, then you may get good result in any investments.It's really not about "2 or 3 years". 

That's not supposed to happen (according to a bunch of folks on Bigger Pockets).

So, for me if I was setting up shop here is my schedule of fee's for managing.D F Class basically asset management my folks need to be armed to do their job.       

In my experience a lot of folks hesitation for getting into real estate as a wealth creating medium is the hefty amount of cash you need for a down payment.

Now we have all sorts of fake lenders trolling SM sites promising the moon telling folks what they want to hear and scamming them out of small and Big dollars some of these folks lose 10s of thousands to these folks.. with the  line  " Hey its going to fund next week just need another 5k for some BS item"

@Chris Seveney Yes, and it sickens me to see so many folks commenting "More info please" and then DMing these clowns like crazy!

That being said in my investors group I know folks that are still making it work.