With $4+ million in equity, you could conservatively leverage your replacement property(ies) and generate strong passive cash flow from high quality NNN assets.

Then they will have strong work ethic. 

The market has a lot of strong points right now: affordable entry prices, great rent-to-price ratios, and high demand for rentals, especially in the Section 8 space.What’s even more exciting is the direction Detroit is heading.

They didn't extend loan maturities because they were looking out for borrowers--and the moment they feel the market is strong enough for them to liquidate the asset they will foreclose and/or force a sale to recover as much principal as they can. 

In addition, the book keeping and legal involved with a syndication process is greater than if partners are not involved.  

That is me reading between the lines, and I would suggest partnering with someone who has the money.

I would recommend to partner up with an experienced investor to really solidify your numbers.

It's so important to surround yourself with strong people (i learned that the hard waY...) 

For example - 4 partners. 

You may also want to check the Columbus OH market - great macroeconomics with lots of job and population growth along with major companies developing here that drive strong rental demand.