I looked at their Houston Fourplex presentation deck and it appears that the Southpark project is almost the same in terms of building design etc (the interior pictures of the fourplexes are exactly the same).I too am considering investing in their Southpark fourplexes so would definitely appreciate people sharing their thoughts and investment experiences.   

The properties will possibly break even some years but other years you will have to replace big expensive things like roofs, siding, windows, sewer lines, furnaces, water heaters, other mechanicals, appliances, carpets, blinds, flooring, driveways, sidewalks, decks, porches, soffits, bed bugs, tree work, etc. etc. etc.

I'd love to hear what does your criteria deck look like. 

These kinds of questions arise a lot in LP only forum and GP/LP Education forum.What LP doesn't get is they chase aggressive IRR (that's realistically very hard to happen), so some "good GP" in Aleksey education mentioned they don't want to mention IRR on the deck because if they mention that then someone is asking what's the cost what's the fee what's the timeline , as if these are guaranteed.So (naive) LP investor keep asking and pushing as if their home in texas should appreciate and give return like in california.This is why, separating GP and LP like in LP Forum , at many times, doesn't really give additional education to the LP.LP needs education from the senior LP and also from the (good) GP so they can exchange knowledge.

The back yard is great- each unit has a deck and it over looks a large wooded lot and creek.

Outside deck stairs.

  (2) a truly knowledgeable seller (like a turnkey operator as opposed to a standard "motivated" homeowner you read so often about) has essentially two ways to making money: (a) selling the buyer a property with a profit mark-up and/or (b) selling you a razor with the understanding that you will be buying blades from the operator. 

The scissor blades sharpen each other! 

While living in the smaller house I could improve the area around it like build a nice deck for a view, maybe a sauna, firepit etc. 

These syndicators promised seemingly guaranteed returns, much like a bond, downplaying the actual risks involved.These GPs presented investment decks showing that a few small improvements would significantly increase property values, allowing them to refinance the deals, take the 'profits,' and return capital to the LPs.