Your background as a Family Physician, investor, and licensed realtor provides a well-rounded perspective.

@Brian Scott From a tax perspective, converting your entire property to rental units comes with several benefits.

In my experience, section 8 tenants can be a real pain and should be vetted more from a holistic perspective than from a traditional quantitative perspective.

Quote from @David Weitzel: I'm not familiar with your market as well but I would always suggest taking a fresh look at your base marketing.

Going to a meet up is good you can get the local perspective from other investors, but eventually you will need to take action.Depending on your goal you could partner with someone who has done it before or find a team that can help you.  

.- Pricing 'should' be better from the perspective of fees, contractors, rates, etc. that the sponsor gets vs. me as a solo investor.- I don't care if the investment is less liquid vs. an ETF or REIT and I would aim to hold it for 5+ years at the bare minimum.Some other questions I had and would appreciate any advice:- Is an average minimum of 12-15% irr reasonable for syndicated deals ($10mm - $100mm) with an experienced sponsor?

I just wanted to share my experience and perspective, that seems very different than some of the people that have posted on this group.I was a part of the Open Spaces program in 2021.I had a very positive experience with this program and it propelled my investing journey in a huge way.

So I don't blame you for saying that...hhowever after reviewing my replies and the plethora of testimonies, hopefully it changes your opinion or perspective at the least.This page was just brought to my attention.

Bryan probably has the best perspective here ^. 

Your clients are motivated sellers.You can NOT convert people who do not want to sell  (below market value) into people willing to sell below market value.The mistake people make (constantly) is their efforts are based on forcing non-motivated sellers to sell, by constant harassment.This is wrong.Instead of mass mailing blanket mailing,  and putting your energy in finding random people and forcing them to become motivated by putting a ton of effort and money into follow-up, you need to focus on targeting the RIGHT people.People who are actually looking for your service.Hopefully, it changes your perspective and you can improve your business.