Many mid term travelers are families relocating to the area, displaced families (homes have had water or fire damage, or are undergoing extensive renovations, eg), international business travelers, families from out of state visiting their family here for a few months...all types.

The "Value add" by most wholesalers usually adds up to a big fat zero.

Think the puck stops with you trying to be some form of leader on here.Self proclaimed "Zen" of Real Estate, give me a fat ****ing break. 

I invest in LTRs, usually that need to undergo major rehab prior to being converted into LTRs (not a flipper, fix & hold).

So maybe that's stacking savings, maybe paying down debt, improving FICO, or maybe it's raising capital, whatever, the details don't matter because there is 101 flavors out there, all that matters is what is your 1-Thing NOW, do that, THAT alone, with fanatical focus like a fat-boy on cake!

Pigs get fat and happy, hogs get slaughtered. 

I want to be able to pull money as needed for other projects and put it back without having to undergo underwriting every time I need capital like I would with HM.

An institutional investor with a history of working with syndications in these kinds of deals is going to have a much better handle on fair and realistic fees the syndicator should be collecting for those services versus a bunch of lps that may be working on the first syndication deal and frankly glosses right over those issues when they see 15% annual returns and a nice fat cash bonus on the planned exit.

If it is some kind of big deal like it is an old metal barn eyesore on a downtown city block undergoing revitalization and you're going to build a $10mil apartment building on it, if you can get the land...hey hey maybe the powers that be might negotiate something with you, with perhaps a promise you won't fight value for 10 years or something like that. 

There is an old saying ( Pigs get fat.