We rent initially at market rate and offer renewals to great tenants at a growth rate slightly less than market.Our properties are in active markets in the Dallas area where rents have been going up 5-7% a year, we aren't in small town rural Washington :)I suppose in a down market we would increase the rent a token amount, but we would always raise it.If we got into a market where it was difficult to find replacement tenants, I think we would focus on offering an enhancement to the property as we did an increase. 

We've participated in many different facets of real estate throughout my life. 

Not them specifically but here is an article on "How to properly stage a home", look at this blog article on "How a garden enhances your backyard" etc.

Anyone have any recommendations for conferences or training sessions they have participated in?

A 35% equity position plus a finder's fee plus everything over a 16% COC goes into your pocket seems excessive.Disclaimer; I've never participated in a syndication.

@Cory, to me the best way is to participate in the meet ups.

Is VA considered conventional for this purpose or are they unable to participate in auctions? 

I like the idea of the economies of scale and there seems to be a fair amount of that stock in the area.I am looking to participate in the bigger pockets community for networking, advice, and mutual support.

It has to do with working 750 hours in your business, having your money at risk and being an active participant in the decisions.Changing to professional status with the IRS will change the way capital gains are calculated and lift the restrictions on how much you can deduct. 

@Robert FisherThe rules allow the IRA participant to partner alongside his or her IRA when investing in real estate but specific rules apply.