We are in a great position financially with no debt other than our mortgage and this move will be happening at the time of my promotion, so we will be able to afford that rather easily.

Unfortunately, the club promoted Las Vegas condotels, overhyped out-of-state properties, and even some foreign real estate.

A heavily promoted transaction with a smart seller necessitates rigorous examination and documentation.To ensure accurate assessments, I advocate hiring third-party professionals in financial research and due diligence.

Please contact them as we are not allow to self promote. 

Rents are more fluent than home prices, but before we see rents come down, we will see move in specials and promotions go up.

Because it will, kind of hard to promote yourself as the great "Captain" as the ship under your command burns..... 

The “process” is the same as opposed to how the marketing is different in each state depending on whether it is a judicial process (court filings with a judge) or non judicial ( Lender simply posting in a legal newspaper)Yes,a short sale can be done by a homeowner without a foreclosure date if they are being relocated by their Company more than 50 miles but in this group we are real estate investors and it is hard to target a “list” of those home owners who may have received a job promotion AND think their home is worth less than the total debt.

Of course, track record and conservative vs. aggressive underwriting/promotion play a role in the reality of what you're hearing from any syndicator. 

Let's say that you paid $20k to some marketing firm to create and distribute your promotional videos.

I specifically want to expand on Chris's point by discussing capital risk buckets, which help set a target return range for IRR.At my company, they are as follows:Core: Lowest risk, Class A product, in Central Business Districts, ranging from 7-10%+ levered IRR (since you're in development, I assume this is most of the asset class you handle).Core Plus: Still low risk, strong location with potential upside, 10-13% levered IRR.Value Add: Medium-high risk, Class B+ or B-, mediocre to strong location with operational or physical upside, 13-15% levered IRR.Opportunistic: Highest risk, major upside potential, varying locations, 15-20% levered IRR.As for the GP/LP split on promoted interest, GPs can choose an aggressive split, but the decision should be strategic and consider the preferences and risk tolerances of potential investors.