I have a property of about 3 acres that runs along side a train track(10ft away).

Our underwriters just condition for "legal counsel to review and approve ABC Trust" right alongside the stuff like "updated bank statements" and "verification of employment."

This is a great network of folks and I'm looking forward to engaging in the forums and ultimately meeting some of you if there are any in-person networking opportunities forthcoming in the D.C. metro area. 

THAT is probably why your attorney told you not to engage any further, but the attorney should have told you why.

Now in terms of the returns, when someone is actively engaged in real estate (eg., as a landlord or a flipper or anything else) their returns over time are higher versus being passive (e.g., through a syndication).

This results in paperwork, processing delays and per-transaction fees that can add up if you are engaging in more time-sensitive assets or assets that involve a lot of transactions.

The pitch deck will also get crafted alongside in anticipation for any investors that want to give a nobody like me a chance.I was thinking that with my lack of a track record, I can hopefully make up for that with presenting an actual deal rather than a fund's unknown future for example, as well as credible firms crafting the financials, PPM, and due diligence documents. 

The complexity arises when you are (A) managing other people's money and/or (B) engaging in larger assets with more moving parts. 

I find it better to engage with investors 1:1 or in small groups.

I made a cash for keys offer to incentivize them to move out, but they are refusing to engage with me.