Rise48 is raising preferred equity at a valuation that is not market, with income growth projections that are unreasonable, and putting $7,000,000 of new investor cash back in their pockets... $7,000,000!!

When talking to my FL lawyer he stated any beach equipment or toys you have can be used as an avenue to sue if they get hurt with it, even if previous guess left them so he added a paragraph on beach toys/equipment. 

I wouldn't add any motorized toys.

I've also seen the extra space used to make a toy train set up for HO gage trains.  

I've also been toying with the idea of changing my career path to insurance to learn more of the inside day to day of the business and maybe make some good contacts.

The one who thinks that they are masters of the universe in EVERY area of life, has 30 different businesses, claims to be fit as a fiddle, with a life in perfect harmony, shows off huge toys, has 30 different businesses, including selling their time by the hour to provide coaching... this person is not running a real estate syndication business.

But I do question your dislike towards Preferred Returns?

If you are looking to keep your townhouse as a rental and find another primary , if you have kids in school , I would recommend Severna Park , Arnold , then Pasadena . ( preferably a community with either a pool and or water access .Nothing in this county pencils out as a rental unless you look in Glen Burnie and North . 

If you can use your HELOC and avoid partnering, that might be preferable.

Our primary goal is to retain as much equity in our properties as possible while leveraging outside capital to scale faster.Proposed Investment Structure:Investors contribute 30% of the purchase price and 30% of furnishing/rehab costs.Our LLC secures a new purchase loan in its name only, taking on 100% of the debt.This structure allows us to maintain 70% ownership of the property.Properties will be actively managed to maximize returns, likely achieving higher upside than long-term rentals.Proposed Compensation for Investors:6% preferred return annually.After the preferred return is met, profits are split 75/25 (with investors receiving 75% of profits on their portion of ownership).Profit Calculation:Revenue – Operating ExpensesExcludes mortgage principal & interest, as our LLC assumes full responsibility for the loan.Looking for Feedback:Is this structure fair and attractive to investors while ensuring long-term alignment?