Aka what is your “secret sauce”? 

If there are people there will be a need for MTR-- getting your location, unit size and pricing to align is the magic sauce.

Are we comparing bacon to Christmas trees, to apples, to venus fly traps, to tomatoes, to grapes, to kelp? 

Here's my secret sauce.

And if 6% is on the Safer-Withdrawal Rate side, is that the real secret sauce of unleveraged SFHs?

If 4 syndicators offer 10% and another is offering 15-20% then a red flag should go up and ask “why is this one better” if the operator says it’s because their secret sauce I would laugh. 2.

There is not secret sauce, especially on a value-add deal like you're describing.

Or maybe there's a special sauce for sloppy tax professionals?

Seller financing will be "golden", turn-key is the awesome sauce, and with a target of APPRECIAITON, so appreciating market NOT based on hopeium but on MATHS.

The cost of renewing an LLC or changing the title is absurdly cheap unless you have one of those law firms that advertise a lot and have a huge advertising department and claim to have a secret sauce that guarantees protection.