And it is very straightforward to file these, so I would expect it to be well within the scope of any operator sophisticated enough to pull off an owner financed deal. 

Unfortunately social media has become a tool that's made it easier for many of these investment companies to get in front of their targets and suspect they invest heavily in SEO services  to get in front of the desired clients (those who lack the sophistication or resources/ability to conduct proper diligence).

You do not give up easily (sarcasm).Where you using any approach that is more sophisticated? 

Also, I am connected with a lot of sophisticated investors on Linkedin and I don't want to lose their respect because I am starting to post educational content when I have never done any transactions.What do you guys think?

Also, their past decks don't provide the type of basic information that any sophisticated investor would need to evaluate them (like skin in the game etc.).

Now, I am not a sophisticated investor, but I have enough scars to know better than to respond to those emails, but they lean heavily into their brand and reputation and even have some big names right here on BP leaning into those as defenses in this thread. 

Since I am new to this space, I would prefer to have as safe of an investment as possible then graduate to the more sophisticated. 

If I would have known about these earlier I would have bought less personal real estate, but again it depends on your goals of leverage, building wealth, risk, and your overall perception on how to handle your money.      

@Dave Van Horn, is your fund for Accredited only investors, or can you take sophisticated investors?

You can also go straight to the source - Direct DSCR Lenders - don't necessarily need a mortgage broker to shop for you (especially if you are here and asking the right questions and clearly are sophisticated - unless you are SUper-strapped for time, you don't seem like an investor that needs to pay a broker for help - go straight to the lender)3) Last question- i'm seeing rates on DSCR loans in the 7.2% to 7.5% range, in addition to 1 to 2 points and they likely track 10 yr treasuries (4.26% as of today).