I went to the company website and signed up as a potential investor.Got an automated welcome email from Sunrise partner, Brian Spear, which asked me to read the fund's PPM and schedule a phone call with him.

And What other conditions/terms/costs do you calculate when underwriting the potential of a deal?

I seriously looked into purchasing a few years back in Valencia but decided ultimately the US had more potential.

In efforts to get more experience with IOS, we are seeking a financial partner that potentially has experience with this asset class. 

Effectively good egg is simply a P.O. box that takes a Commission out of your hard earned/saved money, in return, for purportedly providing due diligence to vet the potential projects and sponsors, on your behalf.

Any mixing of personal and LLC funds can compromise this liability protection, potentially making you personally liable for any claims or lawsuits.

(and potentially get a better deal with PM cost should we employ one).

This just seems like it puts me in a potential bad situation if something goes wrong during the process.  

If you can be around there that's a great area, or if you are okay with being further out you can look in Buckey potentially or Queen Creek.

Reach out if you would like to compare options or revenue potential for different homes and communities.