These kinds of foundations need to be maintained over the years.

Quote from @Jonathan Chan: What kind of rates are you getting on gap?

:D Thanks so much for the kind words.

Kind of kidding, but not really.

So I doubt whether I should sign, or it's a kind of rule that I have to sign if I work with agents to find the deals. 

Most turnkey companies proforma does not tell the complete story and that is why is called "PROFORMA" OR "PROJECTION", they don't account for the true vacancy, leasing fees, holding costs, and Headache factors that come with a Class C and D properties and neighborhoods.Hopefully, they can help you get to 100% occupancy and sell the property so that you can re-invest in a better neighborhood and relatively newer property like 2020 or newer if is possible in that market, or just go to another market you understand better or have some kind of connection with.All the best and keep us posted on your progress.

This property has some one-of-a-kind qualities namely a nice creek with inbound and outbound waterfalls at each end of the property (its on a hill w creek canyon).I've gotten the septic scoped and certified, well is good, power needs to be reinstalled as property was abandoned years ago.

Plus, I run 4 of my own and started before there were mentors of any kind.  

Is 10% ($1,750) per month in simple, taxable, spendable interest very attractive after owning real estate that likely did not generate that kind of cash flow? 

We should have a "good, bad and ugly" GP list for people to look up and avoid these GPs in the future.I wonder if anyone of you have heard of 711 Rescue and can let me know if this kind of company might be able to help the LPs.