Doing small projects not sure.

To clarify, I didn’t invest in a “fund,” but rather purchased a note for a specific fix-and-flip project.

@Matthew DrouinThe one I'm looking at right now is a smaller 8-unit project - only around a $100-125k equity raise + loan guarantee.

Here's a breakdown of the situation:Current Occupancy: 80% (16/20 units occupied).Current Gross Rent Roll: $14,265/month.Market Rent Potential: $17,665/month (100% occupancy).Renovation Needs: 15 units require full renovation ($10K/unit), 4 units are 75% renovated ($2.5K/unit), totaling $160K in renovation costs.Vacancy Loss: $41,820/year in lost income due to current vacancies.Cap Rate AnalysisThe seller lists the cap rate as 9.59%, but this is based on the projected NOI of $119,858 (assuming full occupancy and market rents).

Then you will be stuck with a potential rehab project.

If you want to see an example of one of our projects, here is the airbnb link:https://www.airbnb.com/rooms/4...Hope I can help!

I think the before vs after pictures really speak primarily to your experience and ability to execute a project so it can help lenders gain comfort with future projects and allow you demonstrate what level of detail you except out of your contractors.

I don’t know if innovative per se, but I’ve been investing with smaller amounts (5k-25k) into large multi million dollar projects by leveraging the investment club model.

As a matter of fact, far too many these days don't write contracts or stick to their price commitments after the project is well underway. 

If this is something you are interested in, let me know and I will send you our projects.