We do have a debt fund but we don’t loan to our own properties—that was created because I just had an exit from a bridge lending company I started 7 years ago and I like that slice of the capital stack right now.These groups touting all these other investments you mentioned aren’t just feeding their egos—some of them are struggling to keep the lights on so they are looking for revenue.  

The team mentality was touted buy not practiced. 

For example, touting that you've never done a capital call or given back keys on a property when in the background, you're having to negotiate with current lenders on loan modifications so that you can delay capital calls and/or giving back keys. 

All the social media accounts and gurus are no longer touting how to strike it rich in real estate.  

Those investors who want the LLC but won't pay for it (ie move Title back and forth and get commrecial fiancing) APPEAR to be messing with their corporate veil anyway.Its up to you, but you should do it correctly.Oh, other issues with moving TItle back and forth include invalidating your Title Insurance policy and decreasing the validity of the Chain of Title by using quit claim deeds.The protective benefits of the LLC are commonly touted. 

Speaking to investors last spring, AMH executive Bryan Smith touted a recently implemented "pet program" and said, "we're very excited about the opportunities we're going to have for ancillary revenue," referring to fees.

By making equity raise small and max leverage they try to pump returns with tax savings because the cash distribution is so poor so tout overall returns ( think of Wal-mart touting overall pay for employees at 30 an hour when most of that is covering some insurance and other benefits type fluff versus what someone would take home on a check).

., There are some obvious areas that will be touted because of their incredible growth. 

I also see on facebook people posting loans for sale as "low risk", guaranteed returns and touting 15-20% returns on notes to investors.

I remember something like this being touted over 20 years ago by a company who's name I can't think of at the moment.