Working with one on a possible commercial venture and they seem to think it's a security based on an "efforts of the promoter" argument.

I would not add to my hours and stress by doing something part time where you could lose money, time, health, etc.

No real retirement to speak of and health problems.

The fund is structured and labeled as a Debt Fund (not equity), the return is capped (at 1.75X multiple), yet they seem to be promoting all the wonderful accelerated depreciation benefits of car washes.  

Whereas a synidcation allows you to charge fees and GP promote equity for doing the work.

I will go through the agent (buyer or seller) if they’ll actually present the offer (for one) and promote benefits of said offer but don’t want to get them involved if just a quick letter to the seller might get the deal done. 

This is why it costs your health to stress over someone saying they're "not interested".

You do not have to do any repairs if rent is unpaid unless its health/safety related.

Vermin problems affect the health and safety of the renter.If you can meet the pest control tech at the property and walk the property with them, all the better.Be ready to take some cell phone pics of places the person highlights as needing fixing so you don't forget.Or maybe you can do it all over the phone with the tech taking the pics for you (???)

Our credit isn't to good right now (below 600) due to some now resolved health issues and missed payments on debts.