Everything doesn’t seem to come close to cash flowing and seems to be more sold for speculation .. future development .Interesting to hear about your direct mail experience , what areas were you targeting on the outskirts of SoCal ?

If it's a small multi-family flip that you only need $200K for, or if the only people who will be investing are family and friends, deals along these lines.. syndication would be a terrible choice because of the resources it requires.However, if you want to take down an entire apartment complex, or a big office space, and require millions in capital for which you'll need to go outside of your inner circle, syndication is basically a necessity.So, you need to know all the nitty gritty about your deals before deciding how to structure it in terms of raising private equity.

@Enyi Ajoku If your tenant is even the least bit resourceful she'll go get an Emotional Support Letter for the pet and tell you to buzz off.

You are making yourself a target for crime. 

Is there anywhere on the web that is a great resource to find foreclosures or pre foreclosures before they hit auction?

I'm still learning myself, but intentional education targeted towards your next move has proved to be a major confidence booster when making decisions.

If you are determined to wholesale start with the mind map by @JoeMcCall its a great resource    

(Or a resource to find out that info?)

It is my understanding that you CAN exchange from sole ownership to a fractional interest, but there are rather stringent regulations (https://jordanramis.com/resources/articles/§1031-e...)4.

If the Refinance loan is 75% of the appraised value that is your target All-in costs.