Just like Mr. Larsen, who posted a review a few months ago, my experience over the last 2 years with FNRP and my investment in the Eagle Plaza (the biggest disappointment in my portfolio over the last 24 months) is very similar. I am just hopin' and prayin' they are able to exit this property and I will at least get my original investment back. I mean, who the *&^&(% buys a shopping center that needs THAT MUCH ADDITIONAL WORK AND CAPITAL?? They most certainly didn't do their due diligence on this one, for sure. In fact, I think FNRP's PARTNERS outa take the hit for this one! I first heard about FNRP through The Money Show, which should have been called the "Let's Find Shitty Investments and Make Them Sound Lucrative Show". My return with FNRP has also been dismal. They stopped distributions (which they TOUTED in their original marketing materials) as 6% + or so, ANNUALIZED) after THREE QUARTERS, so at that point, my annualized return was 3%. If they had been able to pay a similar return over the last 8 quarters (2 years) the total distributions would have been 9%. Not THE TOUTED GOAL OF 6%...but better than the 1.5% total annual return I have now receive in distributions. BIG DISAPPOINTMENT! Andy D. is a master sales person, but he NEVER has any really good news. I don't even want to hear his voice -with his sleazy Long Island accent anymore. All I see is a big black hole in my portfolio where $25K used to exist, Andy! At the outset, my description of the intent behind investing was a secure, steady cash flow with the potential (not promise) for capital gains. Like Mr. Larsen, I was told (and it's in writing) I should expect between 6% - 8% yield. I, like Mr. Larsen, asked about what would happen if there were unexpected expenses for which cash was needed and he told me they do "dozens upon dozens of deals" each year and they had never had that occur because of the solid due diligence on the front end. SOLID - yeh, their due diligence is about as "solid" as a turd in a punchbowl! I sure hope they are able to get us all out of Eagle Plaza with minimal collateral damage by the end of this year so I can put my experience with these turkeys behind me! Well, like Mr. Larsen, I also wondered how they have so many high stars and video reviews. I'm not as generous as Mr. Larsen - I'm only given them ONE STAR - the lowest grade you can give on Google. The one star is also because they do have a good portal and they are at least honest about the fact that they are NOT going to pay anything until they (hopefully) sell Eagle Plaza. I am NOT impressed with their communications - EXCEPT, OF COURSE, WHEN THEY INITIALY SUCKERED ME INTO PARTICIPATING IN THIS DEAL. Yes, they don't say they shit doesn't stink, but they won't go as far as to tell us, to our collective faces, that "Yes, folks, we screwed up but we're gonna try and make this right for everyone....even if this means that our general partners have to cover some of the costs to do that." I agree with what Mr. Larsen's summary was, so I am simply gonna quote it here: "Overall, I would say this company is not what they tout. They indicate they do a 360 degree diligence and analyze 1,000 deals before accepting 1. They launch so many deals I think they'd run through all grocery chain's in the USA in a matter of weeks if that ratio holds true. A better description is they are likely just a group of sales dudes getting wealthy off fees for structuring deals that line their pockets while returning little to nothing (or even negative real returns) to the investor." read more