So, if you are presented w the deal above, would you turn it down and Why?

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That's something I definitely want to be present for, LOL  The oyster food poisoning, hard pass, thanks.  

@Joel Fischer  My comments on break-even assumed that you were going to install solar panels today and list the house to sell tomorrow.  

@Sonny Sach IRR is equivalent to an annualized return, except it takes into account Net Present Value (NPV) of money; or that a dollar today is worth more than a dollar tomorrow.High level, if you gave someone a 15% annualized return in cash flow every month for 3 years and no back end sale proceeds, your IRR and annualized return would be 15%, because it was 15% always.If you did have of that in cash flow (7.5%) and made up the difference on the back end sale at the end of year 3 (22.5%), you would still have an annualized return of 15%, but you're IRR would be LESS because it took 3 years to get the extra money instead of throughout the entire period.I haven't done the math to be honest, so in the first example they may not be exactly the same, but they will be almost the same where as the 2nd example there could be a couple percentage points difference between the Annualized Return and the IRR.It's because it takes into NPV that IRR is generally regarded as one of the more important metrics when comparing different investments because in incorporates the length of hold to achieve the desired return. 

I appreciate the insight and information and will post again very soon to layout some situation specific things on my mind that maybe you’ll both have the chance to comment on.

Do "sub-syndicators" take any fees for having the relationship/trust, presenting the deal, or any other admin tasks?

Hi @Darius Kellar, I agree with the comments above.

I aint going to comment on the loan strategy.

But I knew how to sell and close.now granted I sold land and ranch's so dress was jeans etc with boots for walking through the brush and such.But its really sales skills and techniques that are critical and I was taught by some of the best land men of their day.You had to take control from the first words out of your mouth.. if you are not controlling the conversation and the presentation you wont be a closer and closers is what U need to be if you want to make any money.I suspect that goes for wholesaling which many of you guys are trying to do  however which is MUCH tougher than just selling real estate you either own or is on MLS.