I can’t seem to find any properties that I can get close to break even rents.

Initially they seemed great, I spoke to a "helpful" sales rep who made it seem easy and smooth.

Here are some of the types of “wanna be” investors who never seem to be able to “pull the trigger:”The Organizer – This individual can’t seem to ever get fully organized - and until they do they can’t possibly make a purchase transaction.

(They concentrate/force the equity into their class B shares 13/18 million so they get 72% of the future capital appreciation at the higher 30% cut, versus 5/18mil at the lower 20% rate) They also seem to be overpaying in this downward trending multi-family environment.

Yessir, those both make sense that they both have a high failure rate, wholesale seems made out to be the all in one easy way to get started, but I'm not in this for a get rich quick type of mentality.

My wife and I are in recon stage with doing proper due diligence but it seems too risky.

Definitely seems like a smart time to lock in deals.

It seems that most areas are not zoned for STR's and most permits are taken.

It seems quite buggy and perhaps not worth the hassle.

I agree that it seems like your strength of current knowledge resides in the development side so yeah, find a local developer to intern with to learn the ins and out of the business.