my question is WHY U sound very successful today with your holdings.. why take on the risk of managing money for others and giving up 70 or 80% of the profit equity on deals you find .. do less deals and keep it all and have no liability to investors.

If you want to get the deal you need to make up for that "value" somewhere.

And you get the benefit of having over 100 past ones to catch up on.Locate and attend 3 different local REIA club meetings great place to meet people gather resources and info.

What set up costs are there and what's a typical price range for them?

Unfortunately, "traffic and popularity" don't translate well into cash flow and cash-on-cash return.Don't get so caught up in the excitement of "doing" a deal that you miss actually "getting" a good deal. 

I have not chosen a builder yet, but you bring up a great option to consider.

@Larry CaperIs there a reason you're opposed to getting a broker-dealer license?

I've almost given up at this point, maybe I should take it off the market thanks for the help

I'd like to build up some equity, but I'm struggling to find value-add properties (and get offers accepted).

If the property isn’t worth 20-30% more after 5 years that’s another reason to sell.