It was too broad and consequently spent too much money.Ineffective message: my marketing wasn't compelling enough to create action: I didn't distinguish myself enough from any other investor/ buyerFollow-up was not consistent, too much shooting from the hip.

The main distinguishing point is how often you will need to write a check.

It does not distinguish this situation from a straight investment property.  

The broker can claim to be able to ‘syndicate’ but eventually may only perform as an introducing broker, and the contract should be clear on how to distinguish thisWhat is the method on how to distinguish the difference between the syndicators term sheet and the investors term sheet. 

What makes you think you can distinguish a good deal from a dog? 

I see what you’re saying which is my original thought is why would anyone listen to someone with 0 experiences and 0 followers and how would I distinguish myself.

And it helps to distinguish between them.

You'll know it is a deal because no matter where you are, and what the market is, the deal will distinguish itself as being better than its comps. 

Just make sure you distinguish between a 401k loan and a disbursement. 

Then, I would recommend creating an "other asset" (not other current asset since this is over 12 months); Tax line mapping would be "other long term asset" and name it the property address or who the buyer is (something to make it easily distinguishable on the balance sheet).