Best case, you learn a lot, survive financially and trade up.

It might take a large financial institution with capital for “brainpower” and marketing, and financial and reputation strength to design as well as create a trading market for this type of security. 

Now there is some regional to mom and pop STNL tenants that can trade at higher cap rates such as 7 or more and then debt at 5.5 BUT you have to able able to assess risk such as lease guarantee, net worth of guarantor, disclosure of sales history for rent to health ratios etc. 

If you wanted to do a 1031 exchange down the road to use that equity and trade up then that'd be a good idea.The homes I’m looking at buying are in the 330,000-350,000 range.

I wanted to be able to put in some sweat equity and learn some of the skills needed in this trade.

By definition, these type of loans are not the same quality as what is traded on wall street. 

I currently work in the turnkey investment world helping investors create a real estate portfolio, if you are ever interested in trading different strategies and goals, I'd love to connect! 

As time went on, prices came down because buyers saw the challenges with rebuilding--trade labor, insurability, not knowing what will be built on adjacent lots (like one lot where the owner built a house that looked like a concrete mushroom and that devalued the adjacent new construction homes built to more conforming architecture), and so on.The weakness with moratoriums such as these is that it is now illegal to offer less than FMV as of 1/6/25--but what was FMV on 1/6/25? 

He is a contractor by trade and I am the sales and numbers guy to loosely define us.

This cap rate is not completely out of the realm of what things are trading at.