It is a really good question actually.It is a bit tricky but to really simplify it...when someone fills in a form the land on the thank you page or the second form page.

U dont have to wait for the Senior loan to wipe you out and they may just pay on the note  There is a one case brewing right now that is interesting that would have a special seat in prison as there is an investor who allegedly (not accusing anyone just reading what the court docs accusation is) to simplify had an agreement/loan from one entity and used a separate entity which had investors money in it as the guarantor....So put another way for people to understand, say you have one MF syndication (call it MFA) with investors and a bank loan, and the sponsor pledged funds from a different syndication/entity/project as collateral (call it MFB).

Not saying its not doable but too many newbies over simplify it.

I would suggest finding a way to simplify your proposed offering.  

The government is not simplifying things and small companies have more  trouble complying and having all the people they need to follow all the changing regulations. 

If you can have someone across the street filming, it simplifies things.Welcome to the hood'.

If you assume RE matches other goods in appreciation, and an interest only loan (amortizing gives the same results but is just more complicated to write) this equation calculates the increase in buying power as a result of leverage: *I wrote this here earlier but realized it was hard to read, will simplify and replace soon. 

So to simplify and since these are new to the US extra.. maybe just a lease option to them and dont transfer title.. you cant do a deed in lui up front legally.. 

You would have to break it out into separate properties to simplify things.

VERY simplified example:1 Single Family HomeRent: $1000/moGross Rental Income: $12000Annual Expenses: $7200NOI: $48001 distressed office building purchased for $1,000,000NOI at the time of purchase - $100,000CAP Rate - 10%New leases that add $20,000 to the NOINew NOI - $120,000New Value of building: $120,000 / .10 = $1,200,000Voila you just increased the value of this building by $200,000 by simply adding $20,000 to the NOI via lowering operating expenses, signing a new lease, raising rents, etc.