For many syndicators I suspect they could not function economically without up front fee's so in their structure is expected most of the time. 2.

They own the investment management and property management functions.  

Of the fifty agents that you used to work with - did they ever have to come in to the office or was an office not really necessary in order to function at a higher capacity?

This is before even the problem that these techniques and strategies work only in a limited number of opportunities, and these opportunities can only be recognized by someone with knowledge of real estate principles, law and finance. interestingly, what seems to sell nowadays is this pop cultural belief that education in anything but specific techniques is worthless; that something called motivation, combined with a positive mindset and an unwillingness to accept reality will triumph over anything else and lead to massive success.  

@Jill Hutsonthree reasons why apartments don't rent: Condition, Price, and Marketing, and a fourth can be the leasing agent, although I would tend to lump that into marketing.If the house is in good shape, and you're on all the platforms marketing it, then it's a function of price.There has been an oversupply of new inventory coming on line in many markets, and that's why rents have dropped in a lot of the metros.Unfortunately, it appears you have a pricing issue and you may have to start reducing the price, or throwing in some type of  concessionGood luckGino

@Aristotle Kumpis  There is no reson you can't combine buying Infill lot with Build to Rent.

Let's say ARV is $300k, and sale costs are combined 8% so $276k net sale, that puts you at 80% of the total cost, it gives you a ton of margin for errors and mistakes that I would almost promise you will happen in a project like this. 

A former Rite Aid in Alpharetta, Georgia, has been transformed into Off Leash, a combination dog park and restaurant.

You'll be able to take out half of your vested balance though, so not a ton.If you liquidate it, you're going to have to pay 10% (assuming you're under 50 years old) + taxes owed if it's pre-tax.So maybe a combination of the two using a HELOC on the equity.Is the 401k in the Roth portion by any chance?

I also converted the other side of the property (it's a functioning duplex) into an Airbnb / Short Term Rental.