Imagine, 2.35x Equity Multiple, NO FEES of any kind, ALL profits go to you, 4-8% Cash on Cash (CoC), Monthly distributions, 21+% Internal Rate of Return (IRR), 3-5 Year Hold Period, $25,000 minimum investment.

Most grants and subsidies are distributed from the federal level to the states, and then down to local entities like redevelopment authorities or housing agencies.In my experience, it’s incredibly helpful to build relationships with these local organizations—they can guide you through available programs such as Tax Increment Financing (TIF), Low-Income Housing Tax Credits (LIHTC), and various forms of gap financing, especially if you’re committing to keeping units affordable for households earning under 80% of the Area Median Income (AMI).My recommendation: connect with your local municipal resources to learn what funding options are available and what requirements they have.

In February 2025, they resumed the distributions at 1.73 %.

Profits are still ordinary income, but you may reduce payroll taxes by paying yourself a reasonable salary and taking distributions. 3. 1031 Exchange Doesn’t Apply:Unfortunately, 1031 exchanges don’t apply to homes you build and sell as inventory.

The separation of the documents into various sections is for convenience only and is not intended in any way to limit the scope of this agreement.Project drawings, specifications, addendum and other miscellaneous documents will be distributed or available via electronic means only and will not be distributed via paper means or “hard copies”.ARTICLE 2: SPECIFIC SCOPE OF WORKThe Scope listed below is intended to highlight the Work of this Subcontract and does not intend to list each and every item required by the Contract Documents.This Exhibit, intends to form a complete and comprehensive scope of work.

Ask to get on their email distribution lists. 

There’s also a steady job market here, anchored by major logistics and distribution hubs (FedEx being the biggest name, but far from the only player), healthcare, and manufacturing.

Also, I “create” many of these situations through negotiation, creative deal making, and realizing that real estate is actually a “bundle of rights” that can be sliced, diced, and distributed each to the highest bidder.  

Since the AVAF1 fund stopped distributions, I got much better at evaluating the numbers.

Its more like 98/2 with an additional 5% saying they do stuff so they can get a piece of someone else's hard work while they have not done anything and live in their mom's basement.All that said there is value well over the cost for those who apply themselves to deriving the value.