The agreements I've seen basically say you are guaranteed nothing, you could lose all your money, you might not be paid on time or ever, you can't rely on any representation made by the GP, you have no control over the operation and other terms and disclaimers to that effect.

I guarantee he or she will not be excited about lending to this monster you're proposing. 

(Example 8% pref return, then 80/20 split until achieve 15% IRR, then 50/50)  The main reason most syndicators offer a preferred return is because people that invest in mutual funds feel like they are guaranteed as high a return as they would get in the mutual fund. 

He said that I didn't ask for a refund within the 30-day money-back guarantee, which I did.

And if so, what are the benefits of section 8 if the only guarantee is the direct deposit and yearly inspection?

While it can be lucrative and most of the income will be guaranteed you will find that not every area has the same quality of Section 8 tenants.

I am assuming I can write the offer as cash, so long as the private funding is guaranteed otherwise I may put my EMD at risk. 

Likely but no guarantee.

Hello BP,Are there business credit cards that don't require a personal guarantee?

Hi Adolphus –You can definitely go through an LLC, but it's almost unavoidable that you'll need to personally guarantee the mortgage.