Another aspect of our property selection is the tenant pool the property targets.

That enlarges your entire pool of potential buyers. 

But that means that the buyer pool for properties up to $2.5m is quite large, and extremely competitive. 

(3) invest in a investment pool for a 7 million apartment complex ?

If you’re looking to create a group to pool money and then buy deals, that would be more difficult then if you just wanted to have a group to meet up and discuss REI

I have a pool of 40 family/friend investors who are counting on me to bring good deals to table for potential action. 

It's always been a scary thought to me since your buyer pool is so limited and your holding costs are so high!

They finished the remaining 2% of the work mainly by just painting the exterior and fixing the pool.

I've heard of (1) another investor who has private lender financing to fund 100% purchase price + light rehab + furniture with 5 year term at 10%, (2) someone else who has an institutional line of credit for similar projects at 7.5%, (3) another investor who was able to raise a blind 10 yr pool of money for corporate housing properties at 6.5%.

Raise the rent.A property with an indoor swimming pool is worth an extra couple hundred a month!