The problem is not so much the property but the fact that you bring nothing to the table except the property.

Our goal is to find a C class deal (10-40 units) and bring money for the purchase and rehab to another syndicator's table.

(However, not opposed to trips over the mountain when Vail pass isn't blizzard conditions.) 

I'm currently looking for fix and flip deals in SE and SW Atlanta, Decatur, Mableton, Cobb, Stone Mountain and so forth that I can acquire at under 100k and are primarily cosmetic rehabs.

I did one property in a duplex nice, but nothing fancy, the other side I called the Bunkhouse and put all kinds of Cowboy ornaments in it, like tables with horse legs, western logwood couch and bed, wagon wheels, varnished pine baseboard and trim, stainless steel appliances, hickory hardwood floors, antique oak hutches and dressers,walk in tiled shower with horses depicted on the shower curtain, elk antler lamp and mirror, etc. 

When you don’t get on to the closing table, there’s no commission.

Also with wanting to keep your own reserve funds after purchase look at structuring a deal with a credit back to you at the closing table to free up cash for improvements or reduce your fees at closing whichever you prefer.

All told me that I left some money on the table.

But buying a property and declaring a profit at the closing table is where I thought all of this came from and that was my point, that such a valuation would have overstated, thus in the Enron accounting method.

There will be a table of the inside of one of the covers that will tell you the meaning of the code.