The up side on large down or all cash is you minimize your risk plus fewer properties means less work and less headaches. 3 properties with large debt or 1 property low debt or paid off generating the same or more income as the other 3.

If you just rent the property and provide the minimal essentials you should be fine in treating as Schedule E

I was just at a capital raising event in New York City pitching miami and columbus. by far there is more interest in miami for development, land entitlement, etc. you also aren't local so I'd discount what you say by like 80%. even if you are looking at "condo" investments, that's about the poorest way to invest in real estate so I'd say just you looking at that says something about your experience level. 

There are a lot of rules about the various offering types and investor accreditation to "protect" investors from fraud or making unsuitable investments.The JOBS Act is making it easier for companies to raise money from the public and imposes minimal requirements for suitability.

Also, if the highest bid doesn't match your minimal price to make a profit - well, you're under no obligation to "sell to the highest bidder" (even though that's what your ad promises?

We believed that the main portion of that fee would go towards the tax strategy portion where your designated ‘tax team’ would help you create a customized ‘tax strategy plan’ to minimize your taxes moving forward, while the tax preparation for a simple portfolio like ours was thought to cost no more than $2k of the total fee.

I'd start working towards finding good direct to seller leads that you can contract and pitch to a PML.

BEWARE you will get charged $25,000 for nothing more than a good sales pitch from aggressive sales agents with attitudes.

*Do not* buy more properties in an attempt to minimize cash flow issues.

Looking to understand more about the nuts/bolts of what these folks are pitching.