It is a collection of like minded individuals joined together by a cause (REI) to help each other achieve their individual goals. 

However, until I achieve it, I'd like to be smart about it and make sure I protect my livelihood. 

Ask, "Is that the best you can do on price (or terms or whatever you are trying to achieve)?"

I am also all for asking for advice and review from people who have achieved what you want to achieve. 

It is very difficult to achieve positive cash flow long term and ROI is generally low.

To scale up to achieve my goals I thought aligning with a RE fund would be ideal. 

If my credit score will take this kind of hit each time, how can I achieve this?

This seems very overpriced imo, however, if you want large tax losses to offset any other gains from other stuff then it could be a great deal if you think their could be appreciation.It's all about your internal and external goals and what you want to achieve, but on a purely numbers basis I would pass.

Otherwise let’s grab a coffee and talk through what you would like to achieve and see if we can create a plan for that. 

Now to put it to use to achieve my RE goals...What I learned from Bryce Steward's amazing BP podcast episode is that he owns all his properties within 2 miles of each other.