The reason is the purchase price tends to be smaller and they are all highly unique and one off type deals.When you get into the larger deals in price (millions) things are more systematized and the level of investors are repeat sellers and buyers instead of one off deals.The small stuff can be okay in rural towns where things are a one stop shop and you mix in big and small.

They have not sold it to just anyone because they didn't want it to be another cookie cutter mountain top community.( I am looking to put in a Co-housing Community)So the return on investment is more from the stance of putting my name to something unique to my area & something I am passionate about.

Here, the restrictions aren't too bad as to residential, if they are on a federal register you may have other issues.The market is so unique that values may not be impacted at all by local market fluctuations, economic conditions or other factors that usually influence other homes, at least here.

.* The lease requires the lessee/buyer to make substantial improvements to the property.Keep in mind that no single factor is determinative, and that additional factors not listed above may also influence the result.You should also keep in mind too, that it will not be the IRS who determines whether your contract falls under the scope of Dodd Frank- it will be some local judge when your PO'd tenant buyer and his attorney take you to court and sue you for the past three years payments because you didn't "take under consideration the borrowers ability to repay."

Who knows, may be I'll be on vacation in the bahamas one day and the tenant has a broken dishwasher and he/she may repay my kindness by waiting a few extra days (yeah, fat chance).So my approach of not being too harsh on a strike #1 has bit me on my *** because some saw this as a weakness.I like the idea of a post dated check for several months.

Very unique last name.

Once the calls start coming in, make your way back to these forums to ask the unique questions you encounter. :) If you want to learn more, search google for Cris Chico or Joe McCall.

Don't forget that the 401k loan repayment is p&i and the 17% return on the syndicated deal probably includes after sale returns.

My experience is not unique.

However, I am in a unique situation where I will be rotating every 18-24 months to a new city for the next 5-6 years, and currently live in South Baltimore.