@David Tang Unless there is an employment component of this program I would not do it.

If you have been doing it less than 90 days and say it's not working, then your expectations are not aligned with reality.

If you have been listening to the recent podcasts with James and Jessie, you know they brought their value add components.

Is there the occasional premature part failure, of course, but even Mercedes has recalls from time to time, no manufacturer does the QC on electrical components they use. 

The other things I pointed out also came to fruition: natural appreciation is not occurring like it was a year ago, inflation DID impact their expenses too (obviously), and the economic occupancy actual and future projections are aligned with the historics, thus not even close to their projections.

But the most important component of any real estate syndication is inarguably vetting the sponsor and understanding the business plan and how your money will be used during the plan. 

Maybe we could get together to see if our goals align.

You got all your money back and can now use it on the next deal.The main component here is obviously finding a very good deal. 

I'd like to join a group that has an educational component as well.

It's one of those, "if all the stars, planets, AND moon particles align" type scenarios which is unlikely at best.