The off market deals come from a variety of sources but most the off market listings are not very impressive.  

Im under the impression that the only thing that changes is the property title and if I'm correct wouldn't that still defeat the purpose of the LLC it the loan it's self is still in my personal name?

I think I would take your parents money and invest it on impressing the ladies and having the best 4 years of your life. 

arizona has the most opportunity zones for investing especially in large MF. the stabilization and growth in phoenix has always been impressive even back in 2008 so I would most certainly go phoenix

More states = more work.Sometimes syndicates may file a "composite return" for non-resident shareholders. 

Tried Julius but wasn't impressed, the options we were shown were all to expensive (even for our own home!).

Developers delivered a robust 3,959 new units in the first quarter and tenants absorbed an “impressive” 5,552 net units, according to the Denver Metro Apartment Vacancy and Rent from the University of Denver and the Apartment Association of Metro Denver.https://www.denverpost.com/2019/04/27/metro-denver-apartment-rents-rise/

It sounds like you want to create work for yourself so you can give people the impression you're working.

We've been active investors in Metro Atlanta for quite a while, but we have only just this year added Savannah to our radar screen.So far I've been impressed with the potential for high-quality cash flow in this fast-growing market.

I know it’s a good deal, the realtor was more impressed with the deal than I was but I understand I’m new to this so I’ve just been cramming with so much knowledge I possibly was expecting an unrealistic deal.