You have to make it worth their while to "settle for" a drip-feed return father than their rightful big fat return up front.ie. 

"pigs get fat, hogs get slaughtered". 

Right, 150s/f at 2200 living space = $330,000 construction + land acquisition. 

A mini split with hyperheat doesn't have a heat strip and doesn't hit COP 1 (the same efficiency as baseboard heat) until below 5°F. At

Fat Village emerged, etc, etc....I bet they're over $300k now.

The deal needs to have enough fat in it to work for everyone.  

However, it's important to understand that, when they promote a deal, they make their money in fat commissions and have no money to lose if something goes wrong with the project or the market when it comes to that project whereas the investor, has all to lose.

@Patrick VolumI think you should find out what criteria lenders use to give mortgage loans before you quit your W-2.In my experience it is very difficult to get a mortgage without a W-2 and the factor that affects interest rates the most are credit score.So unless you have a portfolio that you can put up as collateral for a loan without a W-2 or a fat bank account.

Most non-real estate investors think that the rest of us are fat cats with tons of dough and that we deserve to get taken down a peg.

Lot's of these syndicators like to syndicate big apartment buildings because they take a fat fee.I like retail because I understand it on a deep level so have comfort with it where others tend to be scared reading the latest news soundbite of the day.I think retail is poised for a nice rebound 2023-2025.