Thank you for being clear and precise.

It shows cash flow with a rent to purchase in the 0.7% area (0.723% to be more precise for my RE; I forgot the other RE number but it was not much different than my RE).Good luck

You could put together a PPM private placement memorandum and raise private passive investor money from people you know - you cannot advertise this process which is a downside - the other idea is crowd funding - google this - I have never tried that - the best idea is to join real estate investor groups and meet some angel investors - partner with one or two of them and do the deals with them - it all depends on the end game - do you want to build and sell or hold ?

Anybody with experience in creating real estate funds via private placements?

I work with trustworthy who are accountable for their work and will use the help of a placement professional if necessary to be sure I get the right tenant.For some reason making the property a safe, comfortable (and hopefully permanent) home for that person or family feels like a better way to direct my energy. 

That's a private placement and that's where the securities attorney comes into play.

On either type of loan, you definitely want to make sure you have your team in place, realtor, contractor, tenant placement or property manager, etc. 

Beyond the Monthly Management, Placement & Maintenance fees, all other fees in our contract are IF EVENT -> THEN fees.

The offering we currently have open, Haven at P83, is a $26M equity placement, however, almost $3M of that is all types of additional liquidity.

Tenant retention is rewarded and no placement fees.