Generally speaking, Boston proper is an appreciation market (low cap rates) unless you have a solid value-add play.

They simply took a play out of the Santarelli and Fossum financial fraud playbook and promised 25% annual returns to investors.Unfortunately for those investors, by late 2022, investors stopped receiving payments and were literally “re-upped” or re-solicited by Lopez and Mehr for more money to help them avoid bankruptcy.

Quote from @Chris Seveney: @Jay HinrichsGreat points - yes many are from here on BP such as a bearded guy, a guy who threatened to sue a LP and still doesn’t respond according to his investors, two other “note funds” one investing in skidrow homes and the other in broadway plays….

I will move forward with my journey and just follow the positive people in this group that is amazing.I get the Ra RA Ra stuff.. just sometimes reality comes into play.. and its sad to see people run down these rabbit holes.. when those with decades of experience in the industry know better.. just trying to give both sides..   

When you have a proven track record of performance, then you can play with other people's money. 

It seemed like a long-term play with less price or industry volatility.

This brings a much greater liability into play, and in my opinion provides greater balance.Is this offering the best “deal” for a passive investors?  

Quote from @Chris Magistrado:The point he's making is that the agent must take responsibility for building and maintaining their business, and the Broker won't play much of a role.

So seems like a decent play for cash flow but not much for appreciation.

Figure out how you want to handle you investing and what role real estate plays in that.