One of the deals we are currently working on is one in which I can get into a 200-unit $4M property for only $400k. These funds are going towards implementing meter systems for both electricity and water. Many of our investors love this deal since they can get in for a 25% share for only $400k that is worth $1M. Once the meter system is implemented and the NOI is raised, they are looking at an excellent ROI.
In general, we look for deals that are highly discounted, have multiple value plays and is over breaking even (besides other criteria as well). We use Master Lease Agreements, Subject To and try to avoid paying the full price upfront. There are other little tricks that we use but I wanted to find out if you invest in these type of deals as well. Feel free to let me know.