From a buy and hold multi family perspective I personally think there is over-saturation in the "expensive" apartments - 2000/mo and up.  

Perspective, you're asking for over a thousand pages of information in a forum.

Anish,I appreciate the feed back, that gives me a better perspective on how to find a solution to this problem.  

They are not as good at finding distressed under valued properties (unless they are on MLS and have a dozen other perspective buyers) and have shown to me to be useless at resolving any legal issues. 

[I am offering this perspective for its educational value, not as a legal or professional opinion.

Does anyone have a perspective on what reasonable pricing is for relatively high end staging? 

Everyone has his/her own perspective on the 2007-2008 bubble.  

You already have the numbers to present to him and you have a good perspective on where the investor is coming from so i think that would be a great idea.

Generally speaking from an economic perspective, interest rates increase when inflation increases in an attempt by the central government to control the pace of inflation. 

Of course, having your own counsel is always a good practice with any type of self directed plan.The Solo 401k is somewhat more robust from a legal perspective when it comes to self direction.