The cost to demo is HUGE since the location of the tennis courts, dump trucks or heavy machinery can't get too.Love to get your thoughts.Been thinking dog park, exercise area and running track, soccer field, etc. 

The more sophisticated investor you become the easier it is to use other people's money to invest.

Was just a giant mis-representation and way to screw un sophisticated buyers into buying carpet for 50% markups....

Also, if it is subject to securities laws, does that mean a friend or family member cannot invest with me if they are not accredited and/or sophisticated?

So, we get to benefit from the best practices of these other sophisticated investors as well!

I like to gauge if more people are looking for a cash flowing deal right now, or are they looking for a value add deal right now.I know when I speak to sophisticated investors from institutions they want a specific level of return on their investments.

Yes they need to be "sophisticated" investors....Meaning they have the business experience to evaluate the merits of a deal...but if someone cannot evaluate the deal I would never have them invest anyway. 

The industry has become so much more sophisticated the past couple of years with the influx of capital, and direct mailing for 100 units is less successful, although in some markets it still works.We have gotten our last 3 deals from brokers, and two have been truly off market.  

However, it's industry standards for sophisticated investors, especially on the Commercial Side.I'm hoping that some readers will say... wait... it's not about dumb luck (the midas touch).... it's about MATH and Economics!

- three main reasons: financial markets aren't as sophisticated as US ones (apart from a straight forward mortgage for personal use you can not obtain other loans for real estate investing as a small investor; and although interests are low right now, they are so only if you get a loan with adjustable interest at every 3 moths); rent to buy price ratio is very low (for 2017 with just one month of vacancy I had a 6,51% ROI on cash for the apartment - with 15% down - and that is because I got to keep the one month guaranty because the tenant broke the lease); fiscal laws keep changing with no tax advantages for real estate investors (just more tax burdens) 2.