At that time, there were public records showing missed payments and multiple distressed properties, not to mention the overall struggles of the student housing market.Even the underlying investment showed major red flags in the PPM which she never disclosed or mentioned to me.

Our investors profit greatly from us and we profit greatly by being able to take more than 2 projects at one time because we have the capital to take more. 

A lot of people sleep on properties that have been sitting, but where some profitable opportunities are.That said, I’ve been spending a lot of time working directly with investors and sourcing off-market multifamily deals—ones that never make it to Zillow or Redfin.

Highly appreciated.Does that mean I can deduct this loss from any rental profit from any of my properties or should it be just deducted from the same property income in the future year?

Mobile home parks can be very profitable, however be sure to understand the different models.Park owned homes, is where you own the land and the mobile home.

Should it be a percentage of net profits, a fixed fee, or another structure?

Its a good thing they profited, because projects can go south sometimes and then that really hurts.  

agreed. what I see is a major issue with used homes is plumbing and people NOT doing sewer scopes on their home inspections.. 

The area is very desirable, great schools, restaurants, shops and major airports close by. 12 mins from downtown St.

Spoiler alert- Phx is quite a saturated STR area, and many STR's (although some are doing great) are having major occupancy issues.