You just met a real estate developer named Shady Developer. They are offering you a 20% "guaranteed" return on your investment for a 10% equity interest in a retail strip center they plan to develop in an emerging market near Des Moines, Iowa. They are approaching others with the same offer so time is of the essence. Shady and team intend to contribute 1% of the capital stack. Would you make this investment. Why or why not in three sentences or less