as an example, lets say a lender gave you an 80% loan to buy the land PLUS 100% of the cost to build the property on it in the form of draws... theoretically you'd be walking away with MORE than 100% financing. its just done in a round about way, and you would still need to bring in some "skin" as @Brandon Croucier mentioned. 

Bonus depreciation from a cost segregation study is 60% for 2024.

My goal is to make 1M a year and 1M / 12 months = $83,333/month / by $500/month cash flow = 166.6 rounded up to 167. 167 Properties generating $500/month  =  $83,500/month. * 12 months = $1,002,000/year. 

Round up that's 20k, not really.  

Passive investors will now receive a passive return, not the bonus return they received when the market was new and exploding.  

There's nothing wrong with that and It's often impossible to jump from the lower tier properties to more expensive real estate after the first round trip because most fail to make a profit.

It looks intriguing and if just buying into the group for $8000 is worth it, the training is a bonus. 

Does anyone have any recommendations for a CPA experienced in real estate investing in the Austin/Round Rock area? 

Installing quarter round trim saved $1k.

@De'Mille Morris we can resend you the bonus content link.