I'm not sure if you have read any of my previous posts, especially at the top of this page.My primary issue with DST market and process is: I find that it's very annoying to require accredited investors, and then make them jump through hoops before OM or actionable information is available. it's been my experience that 90% of the DST market is not that attractive to  an investor like me, and that's why they keep things so cryptic and difficult to accrue information about each offering.I would be surprised if the majority of the DST customers bass is not mostly people that are too far down the 1031 path to do anything else, retired and just don't want anything to do with RE fee simple interest, or less sophisticated investors that have high enough net worth to satisfy the "accredited investor" criteria.Are you a DST broker?

I think this is the gift and the curse of a still emerging asset class (short term rentals) - as it becomes more "institutional" i.e. more like commercial real estate with more sophisticated buyers then financials and systems for this will likely become more streamlined and stable, but we are still in a place where the buyer pools are more newish investors or typically residential basic investors, so not has experienced or sophisticated evaluating investments based on a detailed financial analysis like more seasoned commercial investors likely would.anyways, just a guess on what might be going on here

DON'T EVER BUY THERE unless you are a sophisticated investor.

Once you become more established, have a large net worth, etc. you may want to consider more sophisticated trusts that can cost you up to $45,000.

To summarize, what I have seen is a possibly poorly conceived investment possibly sold to people who are not sophisticated.  

Sophisticated Lenders can and do structure these with many safegaurds but thats not what you are seeing in the Gator world and the gap funding and loans being presented to new lenders..

Reg D 506(b) allows for unlimited fundraising and up to 35 sophisticated investors.  506(c) requires accredited investors.  

I just think, if this urgent care center happens to own its own x-ray, or even better MRI, and part of that machinery was financed with LL TI allowance and the machine runs with the lease and is LL property, that could be a big reason why the rents are higher, and in suite why the sale price PSF is higher.

Another option will be to use the HELOC to buy a property that needs work, fix it up and then refinance and do the BRRRR strategy, but this is a bit more sophisticate and you want to make sure you have the knowledge and the risk tolerance to do it. good luck!

He is getting more sophisticated.