One of the LP just emailed me and said they are raising 65k to enlist help from this company.

Maybe also consider if they are "good people" that work in the community and just want a safe place to raise their family. 

I'm trying to raise funds from my family and I am being asked to produce pro-forma scenarios at 2, 5, and 10 years which should include IRR and ROI.

I also pressure washed the exterior of the units and raised rents to market rent.

How much can I raise the rent?""

Risks: rates go down and you have to pay a prepay of 2 or 3 %; you have to sell and pay the prepay; rents decline & you can't make the payment like any other type of loan; cost upfront a little more than conventional; need to find experienced broker licensed in the state where subject property sits; servicers are bulldogs. 

My assumption is that this means that in order to raise 50 million as a security, the fee for said shares would be just 7500 dollars.

The hardest part of any syndication is raising capital and selling the investment.  

Truthfully horrified that this is an individual who wants to raise capital from others "to scale" after owning section 8 rentals for 2 years.

If you do the math, since your borrower is paying interest on interest, it raises your effective interest rate by about a point.