"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. 

Quote from @Ronald Ho: I found a multifamily owner that wants to sell his property off market but doesnt want to sign an exclusive listing with any agents.

The market has slow in many areas of DFW. 

Not advertising a deal, just trying to understand what “market” looks like.Hypothetical (but based on a real situation):- Location: Central Los Angeles, Jefferson Park–type area- Asset: Existing 4-unit multifamily on a single parcel- Context: Within walking distance (~0.5 miles) of an E Line / K Line rail station, so it appears to fall into a transit-oriented development (TOD) pocket that should benefit from SB 79 upzoning (higher minimum density / height / FAR if standards are met)- Ownership: Held in a family trust tied to a probate / conservatorship, with a court-supervised mandate to (a) preserve the asset and (b) use it to support an elderly beneficiaryThe family side can realistically contribute **land only**; they don’t have the balance sheet or cash to run a full entitlement + construction process.

When you zoom out, we’re incredibly fortunate to live and work in a market like Louisville.

Hi @Linda Cunliffe, If you sell to a relative below market, the IRS treats the discount as a gift, not a deductible loss.

Austin is such a great appreciation market that cashflow is hard to come by certainly once you add in insurance and taxes. 

This will let more knowledgeable Americans, even if they aren’t wealthy, participate in private market investments such as pre-IPO, venture capital, hedge funds, or private real estate. that will be a cluster F  in a big way unleash those that cant afford to lose money on the most risky investments and the slickest talking promotors what could possibly go wrong

Marie, Please keep in mind that when you see people referencing with these funds it's because they are invested in these funds, bought the sales pitch hook, line and sinker and are being told by the operator, "don't worry about the market, we're experienced and conservative so you'll get all your money back and a tidy profit.

You take physically distressed property, to market standards, for profit.