you can ping me off line.. its a sophisticated note product that is not talked about on these forums.. 

However, with a more sophisticated seller, you're more likely to see these kinds of deals succeed.So, I guess that obstacles count as a con - it may be better to avoid all the hassle by just using regular channels.A pro I can think of is being able to negotiate your own terms.

@Matt K. if tenants are sophisticated and motivated enough to link you to related entities, then we've got much bigger problems lol

Even sophisticated folks rely, at best, on databases like CoStar and REIS which hardly provide any big data analytics.

Cozy wasn't quite as sophisticated, but did the trick for the last year.

If you don't need the cash flow, and the property breaks even in the current market, then you're really just speculating, and if you have the money to speculate it may not matter one way or the other, much like it may not matter if you go to Vegas and blow a grand at the casino if you have the grand to blow. 

In the Commercial space, all parties are deemed sophisticated enough to look out after their own interests. 

Saying that about Dodge takes a lot - they've come a ways since the casino was put in.Anyways I went on a tangent - but do your homework and check out the short term rental market - maybe buy a duplex and use the other half as a short term rental or a small apt complex if you can afford it near the university. 

These types of deals will be difficult to pull, though, because they normally involve a higher degree of sophistication and commitment from a seller.

There will propabaly be investor qualifications (accredited or sophisticated) but it’s a great alternative that allows folks who want to get out of a participation (hands on) ownership role and 1031 up into a more risk averse large MF building while being hands off.The sponsor will take fees of course like a normal syndication (most likely) and the returns may be slightly less, but you should still share the appreciation rights and ultimately just continue to 1031 up and up.Happy to answer questions.