If you are willing to over pay for it, you are accepting the risks based on your knowledge and ability to increase the performance of the property.

Having said that, cap rate is not a measurement of investment performance so the fact that cap rates are low doesn’t mean that there isn’t money to be made.

Make sure you track each mailing and list separately through a custom URL and landing page and or phone number so you know which performs best. 

I think Matt tries to keep it real and impress people with his performance 

Where can I go to buy front end payments on a performing note ??

Please be sure to select a Solo 401k plan provider which allows you to take a loan and will prepare the required 401k loan documents.The repayment terms are equal monthly/quarterly payments (as you prefer) of principal and interest (e.g. prime + 1%) spread over a 5 year term (or longer if you will use the loan to purchase your primary residence).There are no prepayment penalties and no restrictions on what you can do with the proceeds of the 401k loan.Please note that you are obligated to pay back their 401k (regardless of the performance of your real estate investment).As an alternative to taking the loan, you could even purchase the investment property directly using funds in your Solo 401k (assuming you select a Solo 401k plan provider which allows you to invest in real estate).

They were not as optimistic based upon past performance.

I would love to know how this property perform and the comparison of long term and short term monthly income.

If that is the case, there is either a problem internally, or the assets they have acquired are not performing as projected. 

It is a great model for boosting cash returns, but it is harder than one might think to pull off (as you describe) and there are definitely some pitfalls to be aware of.