Waterfall anything over and beyond (Investor 50% - Sponsor 50%)Depending on the deal, the investor is looking at 8% IRR at a minimum, and after profit splits they would be looking at between 11% - 18% IRR total.Any feedback would be greatly appreciated!

Not bothering with irr at this point tho but with it's complexity looks like it should have it's own little section but there are excel functions for it. 

Hence they can be emotional, irrational and other things that makes it tough to do a deal in some cases.

Following this attack, I had irrationally thought it would be a good idea to start a towing company without market research or strategy.

Conversely, if you're not looking at IRR at all and requiring all your return from cash flow, you could be overly conservative. 

It's extremely irrational to go around pontificating and preaching morals to buyers and sellers, IF we are talking about a Free Market.The line is drawn with criminal code.

I don't want to just unload a ton of money on marketing and find out that too many others are doing the exact same thing and the return is zero due to market being too hot and over-saturated with too many investors making irrationally high offers and competing against each other at a time when market is on the verge of the next crash.Please kindly share your thoughts and let's exchange some ideas and see if anything can be done by a start-up in a hot market we are in right now.Thank you!

I won't say it's impossible (just because I live on East Coast around DC, where house prices are irrationally over-inflated and where wages of the majority of people are less than one eighth of the median house price, I won't say that the entire US is the same), but you will have to do some leg work to find it, and you would have better chances in one of the more average Citizen oriented parts of the country, such as in Mid-West, than on East/West Coast.Still, your chances to make things work are a lot higher than mine, a home owner with $170K in available resources (including hard money) for investment property, because: 1. you can take advantage of the First Time Home buyer options , and you can also qualify for 203K loan (FHA), these are great loan programs because you get a conventional 30 year mortgages with low down-payment and low monthly payment, and the worst thing that can happen to you is that you will end up owning your home and building an equity in the long term.

And when you get into the negative in REI it seems to be a lot of negative when it happens.Even though I have my market data, DOM's, and know the theory of how to make a house stand out from the competition in terms of style and what not I just have a fear that it will take much longer then 4-6 months to sell.Is this irrational considering DOM's in the neighborhoods I'm targeting are around 81 DOM?

But I don't think the current activity in Utah (outside of St George, perhaps) is irrational like a decade ago.