But the buyer and his lender were not going to perform in time of the 30 day contract as they promised initially.

Physical REI is not a paper investment; almost anyone whose invested on paper numbers I am willing to bet is showing a lot less than the reality of if it unless they took realized gains by selling(into the appreciation rate) or cashed out refi. 

As long as the agent is performing the uniform duties listed in an exclusive right-to-buy listing contract (5.1.6.

But that is the key with investing, you need to have your educated guess of future events, place your bet, and hope you are right.

In today's market, your best bet would be a house hack.

For instance, if a sponsor’s in-house PM charges 4% when the market rate is 2.5-3%, you need to assess whether those additional costs are justified by superior performance or could erode your returns.Ultimately, it's not just about the numbers or the spin—it’s about the expertise and judgment of the capital allocator.

Turnkey operators don't work like that and they are more like a broker collecting a fee for their work (regardless of the long-term performance).

Maybe double check comps and make sure the marketing is performing well.

Then, they blame everyone, but their own lack of research, for property/tenant performance not being what they came up with on paper:(

I'd bet that for the last 50 years, investors looking at Boulder have felt it was unaffordable, and that the numbers don't work for investors.