Equity upside split 50/50 with sponsor.These deals usually are not good for the accredited investor that needs money return right away and small equity gain on back end is okay with them.

It is correct that they are not desirable, but some of our priciest retail neighborhoods are Birmingham City schools, and people buy in there who are planning on either homeschooling or sending to a private/community school (my family included, we live in Glen Iris 35205, have 4 kids and homeschool). 

You qualify as an accredited investor. 

The syndicators make money on the fees.Just be really careful out there whether you invested individually yourself or if accredited passively with a syndicator.There is a lot of Kool Aid being sold out there right now that initially tastes sweet but has a really bitter taste at the end. 

I have an idea:How would you like to proceed to my site and fill out the accredited investor questionnaire so as to participate in a syndicated opportunity with me :) I don't believe those other guys do REI any more.  

Check Renatus out on the BBB: A+ rating, yet still non-accredited (meaning they earned that rating, they didn't buy it).

You could potentially form a company and offer shares under a regulation D 505 offering, but it would need to be under $5M in any 12 months, and you need to have 35 or fewer non-accredited investors who need to receive disclosures generally similar to those of a registered offering.

and whether or not you're an accredited investor.

For the "Independent Study" course I am currently enrolled in, I'm evaluating a large acreage property from the perspective of an investor (assessing possible income-generating activities, determining development opportunities, constructing pro forma's for each scenario, etc.) with the help of the property's brokerage firm, my professor, and a few external sources who were kind enough to help out.Some information about me: From Georgetown, TexasGraduated from Texas Tech University with degrees in management and marketingI enjoy flying, and I've been a pilot for about 5 yearsI'm an avid outdoorsmanI plan on becoming an accredited land consultant at some point in the futureI'm open to any and all suggestions/advice/information from the BP community and I look forward to hearing your thoughts!  

A little unnerving to be this close to the wire and not sure where your home school is even going to be.