Marie, Please keep in mind that when you see people referencing with these funds it's because they are invested in these funds, bought the sales pitch hook, line and sinker and are being told by the operator, "don't worry about the market, we're experienced and conservative so you'll get all your money back and a tidy profit.

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

And I also think that the inventory in your market plays a large role in deciding what property type makes the most sense.In my market, there is a large abundance of the small multi-family properties, especially the 2-4 unit properties.

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?

I thought I was buying at top of the market in 2020...and 2022...but prices continue to remain high. 

Syndications don't get funded because investors think they are toxic. 

-> Funding: you can consider as options mortage brokers who can scout/compare the best offers in the market and you can also consider public funding programmes that exists as an incentive to renovate and bring houses to the market, either for tourism or traditional rental.As an example, on the traditional rental there is a funding program ("Arrendamento Acessivel") that funds up to 90% of the project and can be used to cover part of the renovation costs, as well as, part of the purchasing.

Now I'm looking into commercial HUD loans and perhaps starting a fund to continue scaling. 

For a more comprehensive look at the Las Vegas investment market, please DM me for a link to our blog.

I know for example we can fund up to 90% of the purchase and 100% of the rehab when we're funding the purchase and the rehab.