With syndications, you usually have to be an accredited investor: minimum $200,000 income ($300,000 for married couple) or $1 million net worth (excluding primary residence).

If it is a security, I've read quite a bit about Rule 506 exemptions and the impacts of having accredited investors versus non-accredited investors - what is everyone's experience with this?

I know there are investment platforms where sponsors can connect with investors, often at a premium, but I’m curious about other proven methods that don’t involve purchasing a list of accredited investors.For those of you who have successfully raised capital, what approaches have worked best for you?

Based on those answers we hop on a call,If they are not accredited investors want to buy 1 million type retail condo I don't have time for that.  

Are you an accredited investor? 

If you aren't an accredited investor, I can't do anything for you.

Our investor class is not primarily made up of other real estate investors looking for double digit returns but a mix of accredited and non accredited investors looking for diversity and monthly distributions.

If you are an accredited investor, do it.

We will be structuring our deals as  506c meaning only accredited investors can partner with us.

This is assuming you meet the other requirement for a syndication - accredited and/or sophisticated - depending on the ruling they utilize.