That's also how the stock market is perceived - past performance does not guarantee future returns.I think I will approach this by using very crude estimates from the housing price index.  

Now am with a property mgt company that provides an All Inclusive One Rate Plan that has a Rental Guarantee so this is going to make investing in RE even more fun.

If the designs are a PDF guaranteed they an be found on public sites.

Everyone should be doing some form of this- there are free services, it's guaranteed payment and it eliminates the "I mailed it last Tuesday" convos.

One does not "personally guarantee" one's own debt obligation.

I currently sell a whole life policy that has  a 4% guaranteed interest rate and a non-guaranteed dividend that has historically paid 5-6%.

The lease is corporately-guaranteed by Fresenius What made you interested in investing in this type of deal?

David Greene talk about his core 4 in the BRRRR strategy and this property management company helps find deals, has a list of contractors that are 1099 that they use and recommend, charge 8-10% (10% to start then drops to 9% with 2-3 properties and some people with large amount of properties are only paying 6%) for property management and do EVERYTHING (market, collect rent, send handyman if a work order is created, evict, 12 month tenant guarantee), 60% new tenant fee, and 20% renewal, have an in house realtor that works with investors like myself. 

(Which is what you're building)  Because of the licensing requirments, they can only lend to an LLC, but the loans still come with a  personal guarantee.   

You can finance the purchase but because you are considered "disqualified person" to your IRA the IRS rules prohibit you providing personal guarantee, the loan must be non-recourse.