I own a "condo" in San Diego that has a 2-party HOA, which is bizarre. 50% me and 50% my neighbor.

I have an off market opportunity for a 3 plex that I’m looking at. I’d like to discuss it with a realtor, but I’m worried that if I disclose the deal, the realtor could bid against me on the property. Are there ethica...

Quote from @Steve Vaughan: I haven't bought into a syndication ,  but I will name drop a couple proven, tested ones I'd consider first if I went that route, if I could even get in /if they had an offering:  @J Scott of Bar Down Investments and @Brian Burke of Praxis CapitalBoth have written excellent books as well as posted and blogged about how to vet sponsors if you want to do further research.   

College rentals are relatively expensive and come with their own unique challenges:1) Roommates not getting along2) No one cleaning or maintaining the property3) Weekend party damages4) Etc...While you are considering what to invest in, recommend you also figure out the property Class you want to invest in.Why is Property Class so important for investors to understand and apply in their investing strategies?

@Eric Smith, It really doesn't matter who you are selling your property to - unrelated or related party. 

There is a nice downtown there with bars, restaurants, breweries, and coffee shops. 

Patch holes, sand rough spots, and use quality paint for a long-lasting finish.Step 43: Fixtures & Finishing DetailsNow for the small details that make a big impact:Lighting: Install recessed lights, pendant fixtures, or ceiling fans that complement the home’s style.Hardware & Accessories: Swap out doorknobs, towel bars, and mirrors for a fresh look.Safety Essentials: Install smoke detectors, GFCI outlets, and other safety features to ensure the home is functional and up to code.Step 48: Final Cleaning & Make-ReadyWith everything in place, it’s time for a deep clean:Exterior: Pressure wash the driveway, sidewalks, and any outdoor surfaces.Interior: Clean windows, floors, and countertops until everything sparkles.And that’s it—you’ve officially completed a full rehab!

There’s a ton of info on BiggerPockets you can just use the search bar in the upper right corner to dive in.

This new business would essentially take an empty shell (currently just an office with a bathroom) and turn it into a functional shop by adding plumbing, espresso bar, countertops, etc.

@Thelma Bal Best content on Cost Seg, bar none, is @Michael Plaks' posts on the subject.