So conflicts of interest run wild and buyer beware.A true investment club is similar to what a true investment club is in the stock market.

Thank you so much for that information I really appreciate the help I was told I would have to wait until the property has its own tax number I wouldn't be able to split the parcel until 2025 because no construction loan wants to be a second lean on a property is that true 

For me, I think finding a true deal was the turning point.

If it is too good to be true, it is likely too good to be true. 

the simple reply to your question is they do not exist  except for very experienced repeat clients. someone with no experience or very limited experience is not going to get a true no money down HML..

So the syndication model is not true?

True off market requires work by driving, street view, calls, mailers or other ways of finding true off market. 

CA, NY, NJ, PA, IL, AZ, WA, OR, NV are turning into communist states; not the old true blue states.

If you're not in the ghetto, the opposite is true.

If you want a true duplex, you'd also need to make sure zoning would allow it vs adding a legal suite.Why not just buy an existing duplex?