But, they are very popular gurus and are making a lot of money teaching their "classes" and groups.

I like to stay in the working class areas as they make enough to pay the rent and bills, but don't have the financial discipline to save enough to purchase their own home. 

With the CRM I am still getting use to mine, I'm thinking about taking classes to get more familiarized with it!

Invest with syndicators who have a narrow niche and proven track record.For example, if an operator has done 5 or 6 workforce housing value add deals in Dallas, and they are offering a similar deal now, that would be encouraging.if however, their current deal was a brand new luxury Class A building in Charlotte and this was their first acquisition in Charlotte and their first class A deal, as an LP I would pass.Find operators who do one thing and kill it in that space.Find operators who own or have gone full cycle with similar assets in the same market.For example, my firm, Spark Investment Group has a very narrow niche - sub 100 unit MF or BTR in Greenville SC.

Even though, real estate investments are not uniform in different markets and asset classes, just on the 16-17 year cycle basis and if you primarily rely on appreciation, this may be the perfect time to buy!

With the given of pension so long as you work, most of the working class do not aspire or create businesses here.

Maybe cooking rocks is the way to go. no need for rehab, no need for tenants, no need for insurance...high return...HAHAHH@Tyler JahnkeCan't wait to get your report back from the trip.

Property is in class A neighborhood.

The collateral is so so and some have preferences such as certain asset classes they will invest in, but generally speaking, you can obtain an equity deal with very little skin in the game. 

But if you're willing to take a tiny leap of faith, I think the returns are solid, the diligence and the integrity are there, and the states/markets/submarkets and the asset class are thumbs-up.