Everyone sold and most for retail money, so don't expect bargains or flipping profits. 

Betting that is going to happen again while new smart participants have entered the market(sophisticated players like black rock) and retail (everyone who watches finance youtube knows about real estate) I think is a foolish bet.

It is not bad, you just have to filter out the stupid stuff like "retail is dead" and "any other syndication is stealing your money" He says he has a large percentage invested in every deal but if I am reading the PPM right then he has exactly 0% invested once it is fully funded.

You can see our purchases went from paying retail with little plan (no underwriting, just a feeling) to negotiating below market purchases with value adds.  

This is due to interest rates, more and more investors, retail prices, etc.

That's what retail buyers, at least, are looking for.

The retail is booming, the only downside IMO, is the infrastructure.

For instance, I thought some of the purchase price for the properties were way too high above retail, or the rehabs weren’t very nice and didn’t looked rehab at all, or they were renting at well below the 1% rule etc.I took a look through Antoine's inventory and found the purchase price of their homes were in my sweet spot: $60-100k in markets like Cleveland, Memphis, and Birmingham.

Otherwise, it’s like buying a retail business and having to work it yourself to make a profit – that’s called buying yourself a job, not a business.Appreciation has historically been sluggish in DFW, the most recent uptick is somewhat of an anomaly and may be at a relative high point, or lower relative affordability at the moment, which typically translates into pressure on prices.

Our big goal is to have a large 8/9 figure+ portfolio by our mid 40s, owning multi-family, retail, and some single-family homes.