I do not like to boast publicly.  

I've been eyeing areas like Oviedo, Maitland, Altamonte Springs, and Winter Springs, all of which boast excellent schools and are known for being safe and family-friendly.

I could sell these assets today and BOAST of a high IRR and equity multiple not to mention receive about $1M in GP promote for doing so. 

A photo with a Lamborghini and boasts are meaningless.

So if an inexperienced sponsor boasts "conservative underwriting" because they pace rent growth at inflation instead of its current, above-average rate of growth, but then underestimates cap rate decompression by 50 or basis points -- well, that's not actually conservative underwriting.

For the right folks that like ultra luxury remote vacations next to the big Barrier Reef I can see it. 

I'd say anyone who claims to "know the market" is a liar or a boastful goof who will get taken down a notch during the next major downturn.Markets change constantly.

I love Bigger Pockets and we have a local real estate investors association here in Richmond but I don't think anyone here nor in the investors club is ultra-motivated to help me out. 

At the same time, you either know the seller, or the seller needs to be an ultra high net-worth individual who is in no rush to receive his money.This is a chart of active vs. pending.

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