Well said @Jeff Greenberg (much better than I) our experience is with a 506b offering and that is what I was referring to.  

@Jeff Greenberg thank you for checking my math.

Jeff Greenberg thank you for the advise.

Thank you @Todd Dexheimer and @Michael Le@Jeff Greenberg it's a very light value add. most of the heavy lifting had already been done. for this deal it's more about getting a solid, low risk income stream for the investor. in short we'll make cosmetic upgrades to units when they turn in order to keep growing rents 2% to 3% average per year.  

@Gail Greenberg, it's being done in a spreadsheet, You could do it by hand... 

For area, like @Jeff Greenberg said, look at crime reports, city data, google maps.

@Jeff Greenberg In your example about the 60k, what kind of debt was it? 

Originally posted by @Jeff Greenberg:@Joseph Bramante I agree with most of your posts, but I do disagree with a new syndicator thinking that they could jump into doing a blind pool.  

@Michael Greenberg would you link the app?

@Michael Greenberg  I would be interested in speaking with him, could you please message me his contact info?