From those relationship build a core team that allows you to execute acquisition & business operations.

The deal that you syndicate should be worth all the trouble it will take to successfully transact the deal.I don't know how knowledgeable you are with CRE investments but you should consider drowning yourself in developing a very detailed understanding of CRE business and finance in order to successfully execute a deal.Let me know if theres anything I can do to help you.

No question that that is doable, but what paperwork should be executed to establish good clarity for investors? 

There was no promissory note when we executed the JVA, just the agreement itself, although the language states that "Developer shall acquire and hold title to the Property in his name but on behalf of the joint venture between the parties."

I have heard on several occasions of "private" lenders taking fees and then not executing.

I appreciate the vulnerability some people have shown in the tread to share some personal information about their own growing up and the effect that deprivation trauma (poverty) can have on people (@Dennis M., @Patrick M.).  

Then they rehab it, rent it and finally refinance it.However, I have yet to hear of someone that executed this BRRRR strategy without paying 100% of the asking price and taking out a loan and only putting 20%.Has anyone had success with a BRRRR strategy when only putting 20% down? 

The more accurate you are in estimates and executing on budget, the higher your total and net gains will be for the year.

Since the seller will be selling the property when the option is executed for the same price they would have if they sold it outright, the other two income elements are additional profits. 

Class A vulnerable, office, retail, sectors to tread carefully in an extended market.