It should be used in conjunction with other tools to determine if you should do the deal or not.But if 9% cap rate was the market cap then you are a fool to offer to buy the NOI at 11%  even if the NOI was wrong. 

Unless you have something more to offer than a single property, I am that investor that will cut you out.

The next step is to offer the 200 notes to another hedge or private equity fund with a different risk return profile.  

According to Ray Brousseau, an EVP at Carrington Mortgage Services, Carrington has been able to offer loans to borrowers with low FICO scores because the 'employees' have 'experience managing subprime loans'.

If she knows she is getting a better deal than others, she probably will not mess it up by telling everyone.Another option may be to offer her a lease at $800 with and give her a 50% discount one of the months for signing with you.

With Liberty Mutual and Toyota both building large complexes across the street you may be able to offer rentals to their executives as they transition them from other parts of the country to Plano.  

I would call around to local banks and credit unions, and see if any of them are willing to offer more relaxed standards than others.

It's also good practice to offer a buyers agent a 1-3% commission if they bring you the buyer but you're not obligated.

Your loan officer should be able to offer some more insight though. 

In any case, if you are selling passive interests (where profits are not derived from the investor's own efforts) you are selling securities and will need to comply with securities laws, so be sure to seek advice from a syndication attorney prior to offering interests to investors.