Form a relationship with a local appraiser, send him some business and you will get all the comps you need.

Both reporting Pro-Forma numbers only on the offering memo.

There is a proposed new law about "crowd funding" - Modest amounts of money raised form a large number of investors.Ned

It shouldn't be used to make a purchase decision, it shouldnt be used as a replacement for due diligence and it shouldn't be considered a pro-forma analysis.But it's still a great first-pass tool...

Israel, for example, seeks to form a "Greater Israel", by acquiring land from neighboring nations.

Either that or they don't want to disclose them.I aim for above 10 using conservative numbers (not the seller pro forma).

I've said it before on Bigger Pockets, but sophisticated investors know that not every deal works out, and they may forgive a deal that doesn't live up to the pro forma.  

If it turns out that there is zero to little deferred maintenance and that the pro formas for the expenses and rent growth are legitimate/accurate, then I think 10.5% return for a cash purchase is fine.

And then if the owner doesn't do it they issue a 'ticket' - which results in a summons to appear in municipal court, where the judge then revokes the owners driver's license.My question is:  can I form a land trust or other entity, sell the subject property to the created entity, and then just let them chase that phantom?  

For instance, I know about an Israeli x-general who offered the US government to form a company ( Completely civilian independent - for-a fee company with no ties to the Israeli government) that would be stationed in Israel employing retired intelligence Israeli experts who speak fluent Arabic in various dialects.