(And let the excess basis be depreciated over 27.5 or 39 years, as is typically done on real estate without a cost seg.)About @Sang Ji's question "can you do the cost segregation for the new apartment complex you buy through 1031 exchange". 

I have a primarily stay-at-home job with excessive free time. 

Without solicitation introduce passive investors to the group (flat fee). 3) Class B.

As far as closing costs go, see below:-Title fees-Title insurance-Hazard Insurance-Lender's closing fee, underwriting fee, or any other flat fee they charge-Origination fee-Attorney fee (if the property is in an attorney state)-Doc fee for closing docs-Prepaid interest through the end of the month you are closing-Recording and transfer fees on titleThat will cover most of your normal closing fees. 

Prior comment of getting 15% in these investments - honestly I don’t see it because of the burden of the overhead to deal with small dollar investors.We started our fund At $500 and quickly bumped it up to now it’s $5,000 because of the costs of dealing with these small dollar investors was to excessive.

ARK also charges a flat franchise tax on ARK LLC's and out of state LLC's every year, of $150.    

You also will not be able to see the house and no one should buy sight unseen without a history of doing it.If you are talking about Auction dot com or Xome or Hubzu, those come with a buyer's premium on top of the sale price between 5-10% and often have ghost bidders in the system so you will see it keep getting reset to hit a higher bottom.As a new(er) investor, auctions are where you go to lose money and take on excessive risk.

And this flat fee is certainly not killer.

I have an opportunity to raise capital with a private individual at a flat interest-only rate as a way to reduce interest charges and eliminate origination and service fees.

Only a written flat bid.