You don't need file any paperwork with courts, etc?

On finding an agent, you make a completely valid point about the top producing agents.

The 25% has to be your funds.Now, there are non conventional options that would be a bit more flexible but even most of those programs will require at least 20% down with no second mortgages filed on the property. 

>I'd look to invest in small multi-family 2-4 units with a larger down payment ~50% or more (only way to produce positive cash flow here at the moment) I never understood why one would want to buy cash flow.  

The guy has already stated that he doesn't live there so that alone proves that he knows that was never the intended use (is their a police report or statement for your file?).

Typical cost for the setup would be in the $15,000 range which would include production of the Private Placement Memorandum, Subscription Agreement, and Operating Agreement, Investor Qualification Forms, as well as filing Form D with the SEC, and state “Blue Sky” filings in those states where your investors reside. 

Just filed Feb 8, 2022.

The figure for without compounding makes perfect sense to me.For compounding, I took PPR's example, and calculated the annualized return:With the following numbers:A = $1,431,237.45P = $1,000,000.00t = 3This produced an annualized return of 12.68% over the 3 years with compounding.What am I doing wrong in this calculation (I'm certainly not a quant)?

A friend of mine and her husband are working on a deal to combine an event venue and it will double as a film studio because they help produce a lot of films in Georgia.

You could also try looking up money judgements filed against local businesses at the magistrate level and target them with direct mail or driving for dollars.