It was obvious he valued the upfront fee more than the potential of a real partnership where we could collectively earn substantial profits (hundreds of thousands of dollars vs 10k) in a matter of weeks.

You will need their ID if things go sideways and you need to put them into collections.

If you don't have one, there is a lending forum that may be a resource for you.

Not sure how you’d go about starting a peer DST group, but this thread is a good resource as it gets constantly updated.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

However, there are more and more resources that are helping the industry as a whole, so hopefully this will shift more positively in the coming years. 

Just like you, she can do RE as a side gig and learn a lot more while she keeps her own nest egg going and her lendability strong with a regular job.You should loop her into a major document with all of the properties and all of the profit and loss and go through them one by one and talk about whether to sell or keep, and also base it on geography for her and your collective choice of management.

They may pay what is owed, or I may have to send them to collections and get it the hard way. 

Bee Setups again threatened they were going to move forward with collections.

Check this out to learn how to intervene before collections become an eviction issue. https://www.padsplit.com/help/article/how-can-i-prevent-a-me...