@Spencer CuelloSpark Investment Group generally does 506b deals open to sophisticated and accredited investors. 506b rules require syndication sponsors have a relationship with the investors prior to entering into any investments.

I've sat in on some of the 90min deals too and could tell pretty quickly that they weren't the experts they say they are and certainly gave a lot of false information about how sales work locally. 

If the rental number are bad it's time to sell and move into another deal. 

What made you interested in investing in this type of deal?

Purchase price: $1,280,000 Cash invested: $400,000 we were presented with the deal by a flipper needing to exit the deal. it was only rentable for $4500/mo as is, so we created a second unit. now it brings in $7200/mo What made you interested in investing in this type of deal?

Not saying it won't be a good deal but you have to know that vacancies can last longer the lower the population.

Maybe they cater to the government and are used to just spending tax payers money with no responsibility. 

Tenant Preferences:What are some preferences or deal-breakers that I should be aware of when selecting and marketing to these tenants?

You said that you may consider investing OOS if the deals make sense.

A while ago, there was an agent who prevented me from buying a crappy deal.