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Pita Kabob in downtown has a great beer selection...let’s do this.

I took a referral for mine but should have been more selective of the agent and got someone who has worked with out of state buyers.

Just remember, you make your money when you buy, and with how tight the DFW market is, you need to be ultra selective about choosing your project. 

In general, lower  cap rates are about value preservation, higher rates are about wealth creation.Take a look at this tool I found: https://mapping.cbre.com/maps/caprate/app/ Click around and select Multifamily and type.

On the topic of syndications, I'm staying away from deals with balloon payments and only selectively doing deals with bridge loans or anything other than medium value-adds.

Have you selected a market?

There's no good reason that you can give for selecting a 20-year loan.

It is intangible property that is generally capital in nature in the hands of an investor, but may be inventory in select situations (e.g. dealing in crypto, some mining situations).Your definition of a security is also not a traditional one. 

Evaluate each bid and select the sub that you feel is the best fit for you and the job you are asking them to do.