@Spencer CuelloSpark Investment Group generally does 506b deals open to sophisticated and accredited investors. 506b rules require syndication sponsors have a relationship with the investors prior to entering into any investments.

If at the end of the first year with your rental property in operation that you are able to profit $10,000 from cash flow after all operational expenses and debt service were paid, your COC return would be $10,000/$30,000 or 33%.Sophisticated investors compare COC with other investments to determine the highest and best use for their liquidity going into an investment whereas ROE is used once the investment is owned.

Most M&P sophistication stops at an LLC. 

Also keep in mind that the size and leverage component of your equity position on your balance sheet should drive your perception of risk relative to the size of the note you're being asked to kiss. 

They want your business, and it does not pay for them to be a shark when they are dealing with a sophisticated clientele.

This is so sophisticated.

"thanks for reaching out but we are currently only working with more sophisticated investors and buyers"...is a classic!  

If your goal is to grow a real estate empire, then you will need a sophisticated setup and an asset protection real estate attorney is the best person to help you. 

There seems to be a perception on bigger pockets that you can get a much better deal if you bypass Turnkey and hire a realtor; I disagree.

They all just wanted to know how much they could get for their property.I'm sure distressed multi-family owners are out there when the market's hot, but obviously they will be much farther and fewer between than distressed SFR owners, both because there are so many more SFR owners and because multi-family owners, in general, are more sophisticated real estate-wise than SFR owners, most of whom aren't investors at all.Maybe I didn't spend enough on marketing or didn't know what I was doing or how to negotiate, but that was just my experience.