Not even institutional properties class A are trading for that except a 5.5 to 6 cap in urban core New York etc.Even with owner finance this property doesn't work.

The difference is the amount of active participation required of the owner and the intensity of that participation.

Sharon Vornholt just published a very important article that the participants in this thread and ALL LANDLORDS should be interested in.

I can't buy 10 houses at once, let alone 50 or a 100 like they're suggesting the program will provide.However, there will be some institutional investors that can and will and thats going to really bite into my investing opportunities for the following reasons:1) The prices of homes will now go up.

The following quotation://Begin QuoteOn the other hand, interests in a general partnership or joint venture normally are not securities because of the legal power of the general partners or venturers to participate in the management and/or business operations of the entity.

A person can even participate in an employer's 401(k) plan in tandem with their own Solo 401k Plan.

Note that JV partners don't have to participate in the profits the same way the promoter does.

Banks and GSEs (Fannie/Freddie), collectively 'financial institutions' (FIs) manage their REO inventory to minimize costs and maximize sales proceeds.

You will either be buying from private sellers or from institutions.

(See the 50-state chart below.)”And Foreclosures: “However, the creditor cannot participate in the management of the LLC.