As a Spark investor, you are effectively paying double fees (Rise48's and Spark's) and then the cash flow coming from Rise48 is stripping 30% off for their carry, and of the remaining, Spark is stripping another 20% for their carry.  

If you can swing that and you can find a duplex or 3-4 unit that cash flows.

Not enough info here to tell.....Do you plan to finance this or pay cash? 

One guy I’ve known for 30 years completes the purchase in his own name for cash, and turns around and sells sometimes minutes later.  

It cash flows but is very tight. 

Or did you pay cash like Dave?

i want to keep the group small. not like industry scale crowdfunding.if I can find a property which has okay cashflow (which is hard anyways). and can collect around 10/20 people who wants to invest some cash each.I build a company to own the property and give each person a share. and give yearly dividend to each, until sold.

Cash out refinance is usually recommended if you are lowering the interest rate.

Has anyone else paid more for a property because it offered better intangibles vs a property that had better cash on cash?

Meaning if someone gives you $500k and you only are using $100k, you are still going to be paying some fees on the $400k because the lender needs to keep that cash on the sidelines.You are better off getting either DSCR loans for each or hard money at 12 months and interest only with extensions but realize that money will not be cheap.