I treat each property like my own and have experience with tough to run/manage properties and have succeed in bringing life back to even the toughest projects.I usually charge a 25% placement fee with a 10% monthly upkeep fee.

Even talking to Lawyers that specialize in creating private placements will often carefully choose their language to avoid absolutes.

Most NYC landlords I know are more interested in appreciation than in cash-on-cash returns, precisely because NYC is so incredibly tenant-friendly.

That coupled with the quality rehab and tenant placement a turnkey property can offer makes your investment that much more stable.Clearly my opinion is biased lol - but I've been in the industry for a very long time and can tell what absolutely works.  

., (disclaimer: I haven't done these to this precision before, so I am just observing).

The presence of non-owner employees in your business eliminates the Solo 401k option, which is designed for owner-only businesses and is therefore much simpler to administer.With such a plan, you can diversify your portfolio across conventional brokerage assets, real estate, private mortgages, private placements, etc.

They have gotten tenants readily within the first month of purchase and the initial tenant placement is included in part of the deal (IE, the buyer doesn’t have to pay a lease-up fee for the first tenant), which is a very attractive feature of this turnkey provider. 2 of my 3 properties appraised just over my price and 1 appraised right-on my purchase price.  

Some of the loans are sold off to mezzanine groups, hedge funds, etc so underwriting has to follow some guidelines.I am partnering with this lender to help raise more money in a rule 506 private placement. 75% of the loans are hard money on fix/flip/develop and 25% is long term 30-year fixed mortgages.  

Or is there something that I am missing in being able to do in the same private placement?

Lot's of psychology involved in this from placement of opt-ins to images.