I’ve found it’s far easier to raise large amounts of capital from select high net worth individuals rather than raising from small retail investors who have, in my experience been more reluctant and take more time to manage.Reference PointsInvestors may evaluate the success of their real estate investments based on a reference point, such as alternative investments like stocks or bonds.

@Jerome MorelosI am not but sanding is to get a nice smooth finish not necessarily for bonding to the primer or wood.If you keep painting over imperfections you just notice them more and more each time you paint and they get harder to remove later on.

I would add bonds and gold to that. 

Despite what current trends you may be seeing about creative financing and no/low down payment methods, the reality is you need capital to invest in any asset class, be it real estate, stocks, bonds, etc.

I am interested in diversifying my portfolio by adding rental real estate that produces cash flow that is not correlated with stock and bonds market.I currently have a small equity position in a motel in central Florida that is undergoing significant renovations.

In this industry (and in this world), our word is our bond.

I cut my teeth in Lake co in the late 70 early 80's

Someone else likely paid to develop those subdivision roads/utilities and was required to bond over their use... make sure you understand the sewer tap fees and city permits required.Lastly, be clear on your holding costs and perspective days on market.  

There are HOA Management companies that are licensed, bonded, and use industry standard "Best Practices" to handle accounting functions.

Maybe a capital provider is able to sell their bonds or stocks to fund your deal or take out a 401k loan and invest in your deal at a higher rate.