@Jay Hinrichs I admit I increased my vocabulary looking up definition of hoary,  meaning old, white or ancient... but point well put and found way to Howey test (1946) for securities is broad and can be applied to  JV's, LLC and general partnerships As such, those being a sponsor of agreements should have proper legal counsel to advise them appropriately with caution,  as mentioned its all great until it doesn't go right and money is lost. 

I do think you have an idea worth exploring, but I wouldn't be surprised if there is some potential customers turned off by the look/feel of the industrial containers as opposed to traditional building so it may limit your customer base some.

The LTV can be increased to a maximum of 96.5 percent if the Borrowers are Family Members, provided the transaction does not involve:  a Family Member selling to a Family Member who will be a non-occupying co-Borrower; or  a transaction on a two- to four-unit Property.

-Customer serviceThe agents are always nice and courteous.

I'll be breaking even on mine and that is after rent increases.

As Rick mentioned wholesaling of traditional real estate or notes can be a great way to increase your IRA.

Tighten operations and make sure your customer service is above the competition.   

Also, I would increase the vacancy rate to 8-9%.

@Shu Zhu if you are comfortable lending the funds to your customer then go for it. 

You need to ask lenders about "seasoning" requirements if you have increased the value.