Hi BP, I plan on running an email campaign to find leads and wanted to see what everyone is doing to be in compliance with CAN-SPAM Act or anything else that's out there? 

And some are very good actors.

Any advice on how to get them to act, or is it time to start looking for a new manager?

Like most real estate investing strategies, there are bad actors who give the structure a bad name, but there ARE lenders who are willing to lend on these types of deals.

The posts are split almost evenly between aggrieved LPs, some with legitimate claims involving GP fraud or clearly bad actors, and LPs who are simply unsophisticated and unaware of what they actually invested in.

If you looked closely at most of these cases, the bad actors had highly organized capital raising systems.

From what I’ve seen, the gurus who “help” investors get into large multifamily or commercial deals are some of the worst actors in the industry.

The problem is that bathrooms are private rooms open to the public and that makes them attractive to bad actors.

There is ways malicious actor's can very readily use BTC to take in $, world wide, wash it clean and reap the rewards. 

Some of those complaints have merit and there are clearly bad actors in the space, but many of these situations involve projects that are simply delayed or underperforming, not fraudulent or mismanaged.This all converges on a simple point: it is critical to vet potential LPs before taking their money.