(I can't find my Gene Trowbridge Syndication book at the moment)c) any other good strategies to recoup entitlement funds, but still generate income? 

Mike,Here're a couple of books on syndications: "best ever syndication book" by Joe Fearless and @Theo Hicks; "It's a whole new business" by Gene Trowbridge. 

Start by reading "Best ever syndication" book by Joe Fearless and Theo Hicks as well as "it's a whole new business" by Gene Trowbridge.

@Account Closed I bet Gene Guarino with RAL could make it happen.

@Gene HammenThey probably wanted to calculate lot coverage ratios and make sure you were still within zoning codes.

Here is a whole list of books and read as many you can.List of Multifamily Investment Books Multifamily Millions by Dave LindahlThe Perfect Investment by Paul MooreHow to buy Multifamily Properties the Right Way by Mitul RanaBig Money small Apartments by Lance EdwardsHow to build wealth by John Wilhoit The Apartment Investing Action Guide by Chris TracyCrushing It in Apartment and Commercial Real Estate by Brian Murray Buying and Selling Apartment Buildings by Steve BergesInvesting in the Apartment buildings by Mathew MartinezThe ABCs of Real Estate Investing by Ken McElroyRich Dad Poor Dad by Robert KiyosakiIt’s Whole new Business by Gene Trowbridge Multifamily and Apartment Books to read - Neal Bawa's pickBest Ever apartment Syndication Book by Joe FairlessCrushing it by Bryan MurrayTraction: Get a Grip on Your Business by Gino WickmanThe Ultimate Sales Machine by Chet Hoilmes

: The how-to book of syndicated investment real estate by Gene Trowbridge

@Gene Nelson, looks solid.You might want to bump up your repairs, closer to 7.5%.You'll need at lease 6 months seasoning to refi.

All non-accredited investors, either alone or with a purchaser representative, must be sophisticated—that is, they must have sufficient knowledge and experience in financial and business matters to make them capable of evaluating the merits and risks of the prospective investment.https://www.investor.gov/additional-resources/gene...

My husband, Joe, and I listened to a podcast this week with Gene Guarino and was very impressed with his Residential Assisted Living model.