For the last 6 months I have been running my own deals to ground and have come close on a few larger multifamily deals (killed by the rate environment).

What if.....Question is what is your money doing for oyu right now and do you feel you can make more in real estate than another asset class - that is the question you should be asking yourself not what is going to be this or that as its impossible to time the market.

The cost of capital is higher in today's environment. 

I wouldn’t be with him now if he was any type of scoundrel because I want a peaceful life haha"The records looks like below (total 4 with same date but different case numbers and details)Case detailsCase number: D-1-DC-19-202027State: TXCategory: Criminal/trafficSource: TX Department of Public SafetyJurisdiction: AustinOffense details #1Type: Felony state jail felonyDescription: Poss cs pg 2 < 1g (attempt to commit)Offense date: 03/23/2019Offense code: 35990020Suspended sentence: tx2270000Disposition: Convicted - lesser chargeDisposition date: 08/26/2019NCIC code: 3599Court: TX227075J - 147Th District Court Austin=========================================================Offense details #2Type: Felony state jail felonyDescription: Att/Pocs pg 2 <1g (attempt to commit)Offense date: 03/23/2019Offense code: 35990020Suspended sentence: tx2270000Disposition: Convicted - lesser chargeDisposition date: 08/26/2019NCIC code: 3599Court: TX227075J - 147Th District Court Austin=========================================================Case detailsCase number: C-1-CR-19-203552State: TXCategory: Criminal/trafficSource: TX Department of Public SafetyJurisdiction: TravisOffense detailsType: Misdemeanor class aDescription: Unl carrying weaponOffense date: 03/23/2019Offense code: 52030027Suspended sentence: tx2270000Disposition: ConvictedDisposition date: 08/26/2019NCIC code: 5203Court: TX227173J - Travis County Court at Law 9=========================================================Case detailsCase number: 19-1919-K26State: TXCategory: Criminal/trafficSource: TX Department of Public SafetyJurisdiction: WilliamsonOffense detailsType: Felony 3rd degreeDescription: Deadly conduct disch firearm indiv(s)Offense date: 08/29/2019Offense code: 52130005Suspended sentence: tx236065cDisposition: ConvictedDisposition date: 05/05/2021NCIC code: 5213Court: TX246015J - 26Th District Court======================================Case detailsCase number: 19-0832-K26State: TXCategory: Criminal/trafficSource: TX Department of Public SafetyJurisdiction: WilliamsonOffense detailsType: Felony 2nd degreeDescription: Agg asslt w/Deadly weaponOffense date: 03/23/2019Offense code: 13150005Suspended sentence: tx236065cDisposition: ConvictedDisposition date: 05/05/2021NCIC code: 1315Court: TX246015J - 26Th District Court

Multifamily is the only CRE asset class where the government actively subsidizes the cost of capital via "the agencies" (Freddie / Fannie / HUD). 

View reportThis property was listed $320KDuplex with basement and 3 car garage in a Class B neighborhood .

There are also REIA groups in nearly all major metros.Conferences: The Biggerpockets conference and/or the Best Ever Conference are two good ones that will let you meet investors of all shapes and sizes, from syndicators to LPs to direct owners in nearly all asset classes, from SFRs to Airbnbs to apartments and retail, industrial, RV parks, etc.

We're in a higher rate environment right now, so it is tough to make the numbers work.

They could get a risk free return by investing in T-bills, so the delta between that RFR and what you're offering needs to be rewarding enough for them to pursue it.As for the 2nd part of your question, that really is a mystery :)The low interest rate environment always leads to these folks misleading people and mismatching deal operations, and sometimes even defaulting on the property and losing it altogether.Probably because a bunch of these syndicators want to be cool Instagram/TikTok influencers and throw up their arms and talk about how many doors they own, but what do I know lol. 

One of the best parts of the real estate asset class is that it is a hard asset.