While some do very well, I have seen posts where people have touted these large returns to try and entice HML to provide them funds for a deal, and after talking with them it was evident early in the conversation they were not a skilled investor.In regards to areas to invest - I can only speak to DC right now which I have paused buying properties in my market as there are too many investors overpaying right now and while I will buy if the price is right, I will if the price is right. 

What makes it enticing to go ahead and join as a credit partner but still profitable for you. 

Does it entice you to open it?

The potential write-offs for the HELOC is enticing.

The low investment to get in and the idea of diversifying is enticing.

in an unsecured position there are no terms that would entice me

Try focusing on sellers that are motivated to sell but not in desperate need of cash.For example, a seller that is facing imminent foreclosure is definitely going to want to close ASAP and will want as much cash as they can get for the deal, and will be enticed by the guarantee of $2000 (or whatever) no matter what happens with your deal.On the other hand, a seller that wants to offload their rental property because they're tired of being a landlord will want to sell, but won't likely be dealing with a time crunch, so they'll be more flexible with both the closing date and the EMD. 

Many new agents are enticed by the lower commissions at other places and miss out on the resources available at larger ones.

You need to have a message that entices them that nobody else is saying. 

However, here is what I have found to be true in my 40 + years of real estate investing, financing, and syndicating1- 95% of the "gurus" have never been successful doing what they pitch; they've created a program to entice the average Joe to part with money they don't have.