I'm going to go against the grain here as I often seem to do...I personally hate the traditional turnkey model.

With Tom controlling the escrow and our funds this should allow those in the business to just alter their business model accordingly and still be able to make money on these deals.  

I'm seeking insights and guidance from professionals with expertise in residential development.I'm looking to understand the essential evaluation parameters for residential development opportunities and learn about efficient quick & dirty underwriting.If you have relevant experience or knowledge, please reach out.

Thanks for your reply mate,Nobody is telling the little guy not to invest.I stressed what I think is a safer way of investing.If our turnkey model allowed leverage, we would have 10xed our business since 2014.I just don't believe in the model and me saying "all cash" is definitely not benefiting my company...To your example, the investor uses $100,000 to buy 4 properties at 90% LTV and a black swan event like Covid or interest rate hike happens and 3 go vacant and 2 need major turns.Then what?

Experience tends to come with less risk unless the syndicator is not above board and just wants to scale at all costs.Syndicators all have different models.

The expertise and experience our brokers , property management team , lending, and acquisitions have is next to none.

What was the business model?

Whether you're a beginner or seasoned flipper, you'll find immense value in Ryan Kuhlman's expertise and guidance.

Depends on your local rules and regulations, but in the state of Virginia such a practice is perfectly lawful.PS: Do not take model legal language and incorporate it into your contract unless such language comes from an attorney. 

Thank you for your time and expertise!