The same barriers apply when trying to get a broker or seller to take you seriously.And of course it also takes an experienced team to operate these types of deals.I’ve been in real estate for over two decades and have written a few books on real estate investing.

The company I work for (family owned and operated) specialize in commercial installations.

@Nick Ruffini the best person to ask this question to is the operator or syndicator who is putting the opportunity together.

And would the requirements be different as a buyer or as a seller if I hold a license but am not operating under it for the sale?

If you do not know what NOL (Net Operating Loss) is, this alert is not for you probably. :)If you carried your 2018 NOL to 2019 or carried your 2019 NOL to 2020 - you only have UNTIL OCTOBER 15th, 2021 to reaffirm this choice.

We got over our analysis paralysis for our first rental by having a very large emergency fund/operating budget for the house. 

If a sponsor doesn't take the effort to make a good impression with a well thought out offering package, I have to assume they will also be lackadaisical in their operations, they won't care about getting K-1s out on time, etc.But, what you said is also true: I have seen some very slick marketing materials that I will never invest in.  

So I essentially operate where if I write the offer and or bring the client the deal then we have a "exclusive" contract on that property. 

Need a few chess pieces to complete my operation.

This is part of the reason i would like to stay under market value regardless of weather or not i put 10% down just to be certain i can make the transfer seamlessly.