Present the pertinent property details efficiently (bullet points, not paragraphs), highlight amenities (in-suite washer and dryer or reserved parking), and include your company name ("professionally managed by...").

The key rules are as follows:1) Syndicator MUST have significant skin in the game, including 10% of the money raised in the first deal, 8% of the second, and 3% of the third2) The only fees allowed are 5% of revenue for property / asset management, which is enough to put food on the table, but not incentivize people to just buy, buy, buy3) The only compensation is 20% of the profit (less on the first 2 deals)4) Rapid acquisition is not allowed. 5% Is minus all operating cost correct ? 

I have included snippets of your message and my replies or comments in bold.What investor meetups I should attend- BP rules prevent posting outside events/meetups here.

Common examples include difficult grading, or an irregular lot orientation. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

@Bao Vu The purchase price and related expenses from 2023 should be included in the cost basis for the flip sold in 2024, reducing your taxable gain.

And typically long term rentals don't make it easy to include property management fees into the numbers and have them still work well.I would consider looking into STR type areas where you can avoid the risk of property damages (str and pm insurance covers almost everything that they might damage) and evictions/collections.   

Including the full cost of water in the rent will make the unit harder to rent.  

While many of these issues are important considerations and should not be ignored or overlooked, there are other more crucial criteria that you must question and evaluate first.The critical risk criteria that you must review and evaluate prior to making your final decision on which 1031 Exchange Qualified Intermediary to retain includes, but is not limited to, the following areas:Technical capability of the 1031 Exchange Qualified IntermediaryInternal processes and audit controls to safeguard your 1031 Exchange funds and assetsUse of Qualified Trust Accounts or Qualified Escrow AccountsDecision criteria and guidelines for investment of your 1031 Exchange fundsProtection from potential errors or omissions by the Qualified Intermediary (E&O Insurance) Protection from potential theft or embezzlement of 1031 Exchange funds (Fidelity Bond) An experienced and professional 1031 Exchange Qualified Intermediary will understand these concerns and should be happy to discuss these crucial issues with you.