Once you are familiar with IRR, find an IRR spreadsheet and get with your friend to fill in all the income and all of the expenses and he'll see where he stands.  

Meaning that my name stands good for it in case we fail to make payments through the LLC if I'm not mistaken the loans don't show up on my personal credit report Originally posted by @Shani Linvelle:Mr.

This means that you have to do everything you can to make sure your home stands out from the rest.

If you don't like where people stand, I advise you to look back to when YOU started and tell me how much you knew then.  

It is a grade C apartment,  rent between $375 $425, is half occupied and could stand some upgrades.

I see the challenge with such a strategy is two-fold: standing and noticing.You need someone to file an initial petition for probate (or whatever it's called in LA) to get standing as executor, administrator or oersonal representative, or similar title.

I feel like my offers end up being ridiculously low, but I don't want to have a bunch of people under contract where my buyer will stand to make 15-20% with nobody being interested.  

The "group" idea doesn't help you, as your case stands on it's own.

I've missed so much of my babies growing up to the point where I can't stand it anymore.

It might turn out you can't stand working with each other and/or you might find out one or more of you just aren't that serious about investing.