So if all stays static, that means at yr 10 you will have 100% return of your capital AND NOW you have net profit. 

I have a prospective client that didn’t put their properties on the return and now need to amend.Potential pitfalls:1.

I'd work on a strategy that returns my capital guaranteed. build to rent direct with ground up developer does this.

But by coming together with others, one can get in the game and put their money to work in these bigger, potentially greater return deals without having to do it solo.

The difference between a 12% return and a 16% return compounded over 20 years will make you sick to your stomach. 

Your rate of return was 13% versus the 9% return not utilizing leverage.  

Also there is an additional tax on the returns due to the financing. 

Quote from @Fred Scott: Sunrise Capital Investors - Mobile Home Park Investment FundI've seen a few posts about them here but none of them actually talks about what the actual annual returns have been.They are advertising heavily for passive tax deductions which is fine but what are the actual returns over a period of (say) five or ten years?

I have an idea of an initial investment and returns I would like to hit, but would love to speak with those of actual experience to see if my numbers are realistic.

Just be sure to research your target markets carefully to maximize returns.