@Zach Howard I am working on a how-to book on Creative Financing now (I am the author of BP's book on Mid Term Rentals) because when I was teaching myself I was frustrated at the lack of clear instruction.

I have serious doubts that the company officers have maintained their fiduciary duty to RAD's investors in many of these related-party transactions. 

They highlight the difference between the average home cost and the average home value suggested by the price of large institutional companies such as American Homes 4 Rent and Invitation Homes Inc.I suspect this is nonsense (especially as according to google their price to book ratio is positive). 

.- cannot force exit- cannot force to open books- have to pay legal costs for Grocapitus if they ever take action- are indemnifying Grocapitus against false statements.

Can someone please explain how transactions are being made?

I've read many of the BiggerPockets books like - House Hacking- Flipping- Estimating Rehabs- Multifamily Millionaire Book I and II- How to Invest in Real Estate with Low or No Money Down- Investing from a Distanceand even some outside of themand have been wanting to do something in Real Estate for awhile.

BRRRR was easy to win at when all the books were written and when it became popular.

Buy not many people can do this and it requires very good book keeping.

I reached out to my investment advisor who pointed me to a couple books that opened my mind to the other possibilities.

. $360k equity (based on your estimated loan balance and estimated transaction costs if you sold, this is not calculating capital gains taxes but that would reduce your equity down to about $310k if you sold without doing a 1031 exchange). $8k cash flow (this will increase over time because you are in an appreciation market). $6k principal pay down (based on your current loan). $20k appreciation (based on 3% which is conservative, 4-5% is the historical average).