Many education programs that could be scams promote junk services and the quality of all they sell or promote is definitely junk. 

I don't know if this is self promotion or simply an education. 

While offering attractive terms can be a way for lenders to entice clients, it's the ability to successfully execute on a deal that's paramount.

Then when your promotion rate is expiring, you move the remaining balance into a lower interest option.

What is it that you bring to the table to entice someone to partner on a deal?

"without using any of your own money"  This pitch is designed to attract people that have very small amounts of money and get them to pay the promoter. 

Even people who once promoted them are now calling them out.

**Ownership & promote structure:**     What feels realistic in terms of:   - Percentage ownership to land contributor vs. cash/equity contributor     - Developer promote / waterfall so the sponsor is properly incentivized, but the landowner still participates in long-term upside?

Margins are tighter, rates are up, it's a far less enticing business model now.

Finding lenders that provide what they promote.