In 2008 when the stocks went down, I realized my 401k was invested with a person I had never met.

However, a common benchmark is aiming for at least 6-8% cash-on-cash return based on your total investment (purchase price + rehab + closing costs).Always factor in appreciation potential, tax benefits, and personal risk tolerance.

A new person doing an OOS BRRRR right now is ripe for a loss.

Meeting the team personally has some value but I have worked with dozens of investors who have never been to Memphis and never meet me face to face. 

It sounds like this is their personal residence.

Personally, I’ve been exploring opportunities where growth patterns and infrastructure expansion hint at future value increases.

NOT judging, I am truly curious the mindset's of such persons.

Sloan, he seems to be knowledgeable about commercial real estate and after peering over his website briefly, it seems that he offers personalized training to people new to the business. 

To me personally as well I found it was more important for what I do to cultivate commerical bankers and those relationships so I could get access to bank rate capital and lots of it !!

Quote from @Amanda Dobbs: Is there a place to find Private Investors as in one person?