The first year is lower than subsequent years because it needs to build a reputation.  

Find a reputable syndicator that's taking non accredited LPs or has a fund for non accredited investors.

Hi Everyone,
I hope whoever reads this is having a good day. I recently bought my first house hack a duplex in South Deering, Chicago. I need a contractor to renovate the property to prepare it for myself and a tenan...

I too would be interested in a referral to a reputable southside contractor 

Work with a team that is already established and has a trustworthy and reliable reputation.

Hire a reputable one.

Pretending to know what you don't know, lying, BS'ing, that's the best way to build a sh#t reputation and to be known as the clueless liar.   

What if you put it under contract and your end buyer doesn't close....it comes back to you....same thing...complaints, lawsuits, bad will and bad vibes for the good reputation you and your broker have built.Even if you do everything on the up and up and all your contracts are good and solid and you personally close deals and resale them later and you disclose disclose disclose....you can still come out smelling bad.   

In commercial your reputation takes you a long way or holds you back tremendously, so if you're experienced or have good references usually that is more than enough for a seller or broker to be comfortable with you as a buyer. 

I have to believe you can find a large reputable HML willing to lend for less.