Risks: rates go down and you have to pay a prepay of 2 or 3 %; you have to sell and pay the prepay; rents decline & you can't make the payment like any other type of loan; cost upfront a little more than conventional; need to find experienced broker licensed in the state where subject property sits; servicers are bulldogs. 

Maybe also consider if they are "good people" that work in the community and just want a safe place to raise their family. 

I could raise prices and make operational changes whenever I wanted.

I'm trying to raise funds from my family and I am being asked to produce pro-forma scenarios at 2, 5, and 10 years which should include IRR and ROI.

The hardest part of any syndication is raising capital and selling the investment.  

Truthfully horrified that this is an individual who wants to raise capital from others "to scale" after owning section 8 rentals for 2 years.

All work done to raise value after TOD is not legally in that stepped up basis.  

We provide a proxy service for foreign buyers, basically your arm in Japan without having to travel or know the language.

For items not available before the SoE and hitting the market after the SoE, you can raise prices a max of 50%.

Quote from @Nicholas Burch: What are the best terms to negotiate on the banknote after you have raised your target equity?