@Matt Smith generally speaking it’s a combination of rising interest rates which have caused cap rates to increase (thus wiping out equity), debt is resetting at higher rates, rising opex costs due to inflation and stagnant or softening of rents due to an increase of supply.

Heavy cases of clear cut fraud and flat out lying to their investors. 

They use leverage in some of their funds, which can increase returns, especially if they have a low cost of capital (but potentially increase risk and trigger UBIT issues).

.- Triple Net Lease Costs: Rising property taxes, borne by the tenant, add financial strain.- Increased Competition: Discount retailers such as Walmart, Target, Aldi, Dollar Tree, and Family Dollar provide alternatives that attract budget-conscious shoppers.A Closer Look at Worcester’s Retail LandscapeA brief examination of supermarket properties in the area highlights financial and logistical challenges:- 29 Sunderland Road: Built in 1960, this 46,050-square-foot property sold for $4.1 million in 2022.

Given that the property was worth $390K in its current condition, I saw an opportunity to make the numbers work while keeping my upfront costs low.Instead of increasing my cash offer, I negotiated a $25K down payment with the seller carrying the balance for two years through owner financing.

As when people lose their jobs, the vacations they take is the first choice to cut back on. 

It would cost me only $2300 per month which includes rent utilities furnishing and property management. she showed me one example only of a customer who profited greatly.

Pretty easy to get a $6,000 to $10,000+ sewer dig up and replace cost if it's a perfect wide-open area.

You can start to educate yourself on the individual components; how much does it cost to paint on a per sqft basis or what is an average kitchen remodel.  

If you live in a high cost of living area, investing in more affordable out-of-state markets can be a great strategy.