Have you calculated what your (monthly nut) is you need to survive business wise and personally?

You can advertise historic performance.  

Data point: we have a long-term rental in a popular STR neighborhood listed through Zillow right now.Every person who writes asking to do some sort of arbitrage is blocked by the Zillow platform.I don't even have to say "no thank you anymore."  

I cannot comment on the performance of his fund though. 

@Ryan Raven most states don't care if you screw up the management of real estate you own personally.The government does have a problem with an unlicensed person/company screwing up the management of properties they do not own.

In my personal experiences a lot of structural items start with bad drainage.

A nice but expensive duplex on a beach or in an expensive area might be ideal, if you can swing the other half out of personal funds. 

Yikes I am almost afraid to jump in on this one, however, I know Joe personally and he is not a scammer.

Personally, I'm waiting for the lawsuit by a seller against his own broker for refusing to vet a potential buyer and then show to a qualified buyer.

ALSO, You can buy your personal home that is a rehab, fix it up then live there for 2 years.