My core investing philosophy is pretty simple, and has done very well across almost two decades and numerous cities:1) Invest in cities with population (and job) growth2) Invest in parts of the city where household income is near the median (or slightly below)3) Invest in properties that provide cash flow from day 1 Thank you for sharing that. 

I can find numerous other similar homes for investors.

I invested 6 figures about a year ago, and only got one distribution and that was only after numerous calls and emails. 

I faced numerous hurdles and stressful moments, but I persevered and built a successful approach.To tackle this challenge, I recommend starting early by building relationships and seeking investors.

Most are going to want to lend on the rehab as it ensures the rehab to be completed,There are numerous ways to pencil it out in your favor though.It benefits to work with an experienced broker who can guide you through the process and put you into the best possible product and solution out there for you.

Seriously, looking back, my life is full of numerous examples of things that were labeled as impossible, or impractical, but I somehow managed to pull them off.

Search the BP for ADU appraisals to encounter numerous examples.

In any event, we can continue to disagree about this and I look forward to the SEC's opinion on it.Syndications are investments for multi millionaires with plenty of money to lose gambling on real estate.

I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.  

Until you get better clarity on those answers, you are more likely gambling instead of investing.