Most of the suburbs have seen double digit increases and have now caught up to 2006 values.

@Daniel Holbrook,  Private money for industrial buildings is not going to be below the double digit rate or a higher LTV. 

I also look for it to throw off at least 6% by year 2 and climbing to 8% or greater by year 3, and getting to double-digits by year 5.I also look at the IRR over a 10 year hold, 5 year hold, and 3 year hold, looking for at least a 14% IRR (net to investor after all splits and fees) over 10 years and higher IRRs for the shorter holds. 

"SPOA gone digital" is a deceptive name being used by MassLandlords.

I haven't heard of anyone getting caught, but since airbnb has digital records of your whole history, that could in theory be used in any case the city brings against you.

Kind of what I am trying to mirror here digitally.

There are a lot of costs to cover before realizing net profit, which is often in the single digits for contractors (which, I presume, is the 3-5% figure that @Manolo D. refers to as I know of no business which can operate on a 3-5% markup).Your post is unclear in defining that the project "should cost about $100K"... when you say "cost", are you referring to the hard costs of the job (less overhead and profit) or what you think the net cost of the project should be to you?  

This enjoy the double digit returns notes can offer without leverage, and keep your tax benefits associated with real estate. 

All they need is your name and last 4 digits of your account number.  

They put together an entire securities filing for you, even set you up with a digital presence and an investor's portal to manage all the investor prospects and paperwork for an incredibly reasonable fee compared to the $15-$50K I've come across in the past.Also if all of your partners are active participants in the deal/holding company and not just silent investors, you may be able to forgo the necessity of a securities filing.