If your market is like mine (median home price of $319k, avg apt rent $1000, basic house rent $1500) living for free via a househack can be very attractive.  

If you can provide an all cash offer and close inside of a week, that might be really attractive to someone in need of cash.

It's a hot market right now and to make my offer more attractive I'm considering making a cash offer on my next purchase.

I'm with @Michael Ohara, putting together a presentation of previous success will go a long way toward attracting private investors.Once you have that put together, find 10 people you think might be looking for opportunities to put their capital to work and ask them to take a look at it and give you their feedback.

The firm has had MHC as its top performing property type for the last year and a half and a November 2018 report described MHC as “one of the most attractive property types in both the public and private markets due to 1) a best-in-class cap-ex profile; 2) structural barriers to new supply; and 3) still-too-high nominal cap rates.”I hope this helps some of you considering investing in MHCs - happy to discuss further. 

Keep in mind most homes, wherever you go, will probably need some work done to them to attract the best tenants. 

@Jay HinrichsIf there were a General Partner that offered some form of liquidity to LPs, wouldn’t that make their deal comparatively more attractive than other syndication?

Since the cost vs benefit for a cost seg is the time value of the money you get now vs later, this can make a cost seg less attractive, esecially if the cost to do it are high.Of course if you then 1031 that property you continue to roll the lower basis to the new property. 

That makes the property that much more attractive and can take away some of the crap that some buyers pull by making an offer they know they won’t honor as written, planning to try to work the price down based on an inspection.

The third tier and below attracts a lower quality of tenant.