I have been presented with an opportunity to invest in 2 syndications: 1) a 500 unit Garden Style (advertised as Class B) apartment community located in the Peachtree Corners neighborhood (around Hwy 140 and 141) of Norcross Georgia and 2) a 200 unit (what looks to be Class C) apartment community at Hillandale Drive near I-10 in Lithonia, GA 30058.

If your submarket doesn't fully support RUBS I still think it's a good idea to consider lowering rents and implementing it because tenants that are forced to think about their water and electricity usage tend to use less of it.

Either way, the result will be a temporary reduction in rent received, or an empty house that they must advertise to get someone else, who usually doesn’t have to move until the following month anyway.

I have had a few interesting conversations with 2-3 people in my circle of influence that want to participate in REI, specifically my recent success, but they are both gun-shy in committing to any specific "complex" real estate deal, and have sub-$5,000 amounts they are wanting to commit.Without getting too much into the minutia of their mindsets and arguments, it is important to note that they are willing to give a much smaller amount of money for advertising and, in return, are expecting a faster, albeit, higher risk return through wholesale deals obtained during that time frame.My actual question for you is: have you ever structured any kind of private funding "deal" that officially goes towards your marketing in exchange for a piece of the net profits for (insert time period)?

They only looked at my supporting financial documents and only ran my credit. 

I would suggest to figure out how much it will cost to build then figure out if the gross rents will support the value..

I think I’d need more information to provide better support.

The property is currently listed on (Trulia, Zillow, Craigslist, Facebook Groups etc.) does anyone have any advice to advertise the property or what I should do!?

I have the drive to find the deals and the team to support it as outline in one of the Bigger Pockets books but lack the initial Capital. 

First you need to consider if you are an investor or part of the social support system.