We ended up getting a private money loan (rehab + acquisition) and I allowed him to have access to the draws in order to keep the project going.

., and figured it is finally time that I jump in. 

We have had 4 MF acquisitions (14-16 unit ranges) in California in the past year and there is definitely upside if the right deal can be found. 

Would love to access some off-market deal flow, but all my acquisitions thus far have been via brokers.

Spring is here so we can finally thaw out and find some deals.

Passive investing pros are that I know exactly who I'm investing with and I've insisted on investing with people who are experienced, which to me means thousands of units under management and tens or hundreds of millions in acquisitions.

We were not able to view the property before hand but did have pictures and a assessment of the property to go off of.When we finally closed and went inside to look it over and get a plan together, we noticed that the paint was peeling (the LR and hallway are a lime green and every other room in the house is a different color) in just about every room.

OK I finally found an inside deal. 

What we finally had to do was treat the entire building due to the responsible tenant, our lease indicates that she is responsible for payment (same scenario - she can't pay). 

Similar to the syndicator's 1-5% acquisition, 1-2% management, anything on the disposition end?