I should point out that I nor my 2 partners have given a personal guarantee on the note. 

Usually these are jobs that are contracts for a few months and are not a guaranteed salary for 12 months.

No signing expensive leases that you personally guarantee typically. 

I followed up earlier this year and end up buying the seller's main home and is guaranteed to get the townhouse once to son moves (any day now).

That’s the only person I guarantee is going to make money on your DST. 

Tax deeds can be tricky and not always a guarantee that you will make any money.

What they need is a guaranteed close, not a flexible close.

Because I guarantee that their kid's college fund will take precedence over you every time.

Another thing to consider is if the property and loan are in the LLC, not sure if it is currently against your credit and if you had to guarantee the loan but if you move it to your name now you have to include it in your DTI, so that could impact your borrowing ability

What can I explain to him are all the advantages of real estate over other forms of investment, like the CD market which guarantees a 5% return annually?