I was running out of time and I had to be at a local meetup that night (I'm on the board, and platinum sponsor, so it's important I'm there) and I'm out of time, and not finished with the proposal. 

So cap rate purchase is generally low and you are hoping for increased rent growth to further yields unless you built the complex from the ground up to own then you might have a 10 cap rate to cost versus buying in the market for a 6 for class A apartments  with little operating expenses.Watch out for (newly renovated) properties where some syndicators and sponsors do rehabs on the cheap but the expensive items are fixing to go out after you own it reducing yields heavily in future years.Newly renovated to these sellers might mean carpet,paint, some lighting fixtures.

Also, at www.biggerpockets.com/books there is a list of the 20 best REI books.Not a paid sponsor, just love spreading information!

Fund this Solo 401k (through rollover) from my active employer sponsored 401k.

Often times value add sponsors will refinance after a few short years once they finished the renovations of the property, inserted new property management that know how to value engineer the financial operations to increase the NOI.  

@Fred,Your LLC could sponsor a Solo 401k.This would allow you to take income you generate from flipping personally with your LLC and make new contributions to the Solo 401k, thereby reducing taxes on your personal flipping LLC.The Solo 401k could accept a rollover from your current IRA and/or the other IRA you mentioned you have.  

@Anthony Dew, if you don't have the capital to take the asset down yourself than you will need to syndicate.If you haven't done this before you will need an experienced operator to help you get the seller and your investors comfortable.Since the debt needs to be assumed, a lender won't just transfer the mortgage to you, you will also need a loan sponsor.

The traditional syndication presumes that there is already a relationship between the investor and the sponsor, so that alone makes it a superior method.  

It is NOT sponsored by Keller Williams, they just let us use the room.     

My brokerage is one of the sponsors for TBREIA so we are there at every meeting.