(I have found a 2-1 that I can afford in a conservative 7% appreciation market)I’m also thinking about putting more effort into lead generation beyond just Zillow to expand my options.

It would also be advisable to discuss this with an SEC attorney for both personal protection, and hopefully the sponsors are doing the same to make sure they aren't getting in trouble.The conservative answer is: be a broker-dealer and you are in the clear.  

If piti is $1100 and rents range from $1000 to $1200, conservative underwriting would use the lower of the rent range, we have $1100 rent - $1000 PITI - $120 PM  - $50 (vacancy) - $300 maintenance/cap ex - $50 misc (tax man, asset protection, book keeping, utilities that are not tenant responsibility such as for a slab leak, etc) is about negative $420/month. 

Overcome this by using the most conservation numbers for your underwriting.

Quote from @Kent Ford: Quote from @Jay Hinrichs: Quote from @Kent Ford: Quote from @Jay Hinrichs: the reasons you post.tax's  somewhat limited development regulations compared to other markets. work force   also close to Mexico and all the folks streaming in that need housing.building cost still lower than most of the country.Land forever .. no shortage sprawl is not a bad word.Political out look  conservative business friendly compared to West coast. 

Conservatively maybe I get more like $750 - $1,000 net profit per month.I actually quite like the property overall.

It's conservative but that's what my wife is comfortable with.

Sure DSTs are more conservative in nature than syndications, but what are the statistics on their overall performance been over the last 5 years?

Set your goals, take a conservative approach, trust the data, and if it doesn’t make sense, don’t do it.

Even google doesn’t have a street view of the house, so I need to be conservative here.Do I have any leverage in this situation?