It seems I would need to submit around 100 offers just to achieve a potential engagement of 2% to 5%, with no guarantee of closing any deals.Thank you for your response, I definitely appreciate it.

I think going in to the deal guaranteeing 80% is a bit of a bold step, but it really depends on the address and the neighborhood characteristics. 

These syndicators promised seemingly guaranteed returns, much like a bond, downplaying the actual risks involved.These GPs presented investment decks showing that a few small improvements would significantly increase property values, allowing them to refinance the deals, take the 'profits,' and return capital to the LPs.

(Current cost to bring in water line is around $140k or a well starts around 40k with no guarantee of hitting water) What made you interested in investing in this type of deal?

And when I specifically asked if this tax valuation would guarantee me a lot split, they said it would not, and that is a city decision. 

Considering paying but there doesn't seem to be any guarantee or data to help me make the decision.

Landlords tell themselves it's "guaranteed rent" but that's not true and a lot of the tenants come with "guaranteed entitlement" or "guaranteed turnover costs" that will cost you more than any increased earnings.Some people do very well with Section 8.

It’s guaranteed that you will need to replace roofs, HVACs, appliances and many other components.

They will also have some sort of limitation in the contract as to how much they guarantee to redeem fund wide and perhaps at the investor level as well. 

Again, this is not guaranteed and not scalable.