., being taken to the proverbial cleaners by a syndicator who was once a LU member but decided to quit and go bat-**** crazy -- I'd never join again if I had the knowledge I do now that their sacred "white paper" (rules for syndicators/GPs/"leads") has absolutely no teeth, and that they do not stand behind the passive (limited partner) investors once something goes awry.  

At least that way (like others mentioned) you can, if you choose to show the sell that the numbers don’t work out if you were to offer more and you weren’t try to insult them.But as a side note, and I don’t mean this as a direct insult to anyone here that is a broker (because I don’t know any of you personally) but I have dealt with many, many brokers over the last 30 or so years and even had a major issue like what I am about to say, with our own personal property purchase, but sometimes brokers can either ruin a deal or even worse, can lie through their teeth and attempt to sabotage a deal if they feel you are not offering enough because that means their commission will drop too.

Trying to explore if there are still pockets in Nova where the returns make sense, given the high prices.Nova is extremely low risk, which is why cap rates are so low, the issue I honestly see with nova right now is the cap rates are often times below what you could get in a bond, and leverage is hurting you right now, I wouldn’t say I Would recommend not investing in nova or investing in high risk market, but personally I’d rather get something in the 5-7 cap rate range and take on slightly more risk to do so. 

The district created a financing mechanism where the landowner controlled the work scope and budget for a specific project and financed the project by issuing bonds to pay for the project.

I emptied my 401k and bought houses by the skin of my teeth to get started... it about drove me into BK. 

my experince on the west coast is probably not germane to your market.. although I would say most jurisdictions have some serious teeth when it comes to handling private waste systems..

Need a new roof in a 3-5 years, you probably want to be pretty liquid (year long CD, Money Market, maybe very short term bond fund etc) for those funds.On a condo board 15 years ago, I  was once able to get us into some nice CD's a decade ago that laddered with the useful life of components.

In Mass as an attorney I just needed to apply to become a Broker (and pay the bond).

They have no teeth at all in the public arena!

I am in the process of closing the deal on my 2nd real estate investment and I am looking to connect with a group of real estate investors in the Los Angeles area, who would like to meetup once in a while, serve as a network to one another, bounce investment ideas off each other and after bonding, potentially go in on deals together as well.