What type of fund offers 12%?   

I plan to continue to invest in a mix of both RE syndication and our own rental properties going forward depending on what makes the most sense and offers the best returns. 

Quote from @Jefferey Eutsay: I'm considering making an offer on a 36-unit multi-family property.

I recently learned that Fannie and Freddie offer financing that wasn't available to us for smaller purchases and I'd now like to pursue larger deals with this type of non-recourse financing. 

Plenty of opportunities if you price your place correctly and you offer better options then local hotels. 

Your situation offers a lot of flexibility, which is a great position to be in.

I may offer they can either pay 1,100 or 1,150. 

The key is to be ready, wait for the right property, and adjust your offer based on the strategy you want to deploy.The time of year is less important than the property itself.

The judge asked if we had negotiated and I said I had offered him the opportunity to just leave, which he declined.Anyway, he has set aside a whole hour for the hearing, so I can only imagine what a pain it will be. 

Running my numbers, I would be at $255k for an offer.