What do you think your clients think when you refer them to him/her and see that exact same thing?

Account ClosedWhen I sit down with clients I will always discuss (1) their personal assets, (2) what their current investments portfolio and other business ventures before discussing (3) their future goals.

It is just important that your clients end up relatively close to what you forecast as it will give you a better reputation as you continue forward with this. 

I find the sweet spot for most of our clients are 8%-10%, but I have investors who also just are passive as possible and park money for appreciation and not cash flow.

If I have built a large database of clients for my business and don't have any syndications, paperwork indicating I'm in syndications, actual deals in front of me, or a past syndication,  can I point blank email my database and directly ask for people interested in being a passive investor and not break any sec rules? 

At that time, clients of mine were paying 4.75% for owner occupied investment properties, so 5.2% was only a little bit higher than conventional financing. 

This is some information from my exchange company that I use for my clients that might be helpful for you. 

I offer a guarantee: if the client decides to sell the home down the road, I pay the referring agent a referral fee.They get paid, they know their client is going to a professional, and they know they'll get paid again if the client decides to sell.

@Anthony Warne: I do work with investors - in fact, I currently have two other out-of-state clients I'm working with. 

I recently looked at an investment property for one of my clients to learn that it had a section 8 tenant.