We certainly are doing precisely as you suggested in raising our own capital first. 

I would be cautious to put a 10-15% ROI in a legal agreement, especially without first defining precisely what “ROI” is really referring to.

That is because estimating time is not precise, sometimes you are over and sometimes you are under. 

Paul, MN.Here are the summarized numbers from the owner: He keeps very precise track of all of the apartments expenses and incomes so I take them at face value. 

In fact, the DST is ideal for the California resident precisely because it avoids the burdensome Franchise Tax.A DST may sue or be sued, and property held in a DST is subject to attachment or execution as if the trust were a corporation.

Meaning when was that moment in your real estate career when you had that precise moment of clarity where you finally "got it", and everything you had done up to that point was suddenly crystal clear and made total sense?

The reason the big brokerages invented  the notion of CapEx beneath the fold is precisely because it is extremely difficult to make a building look good on paper when accounting for al of the true operating costs.  

More precisely, you're "assigning the contract for a fee." 

While I cannot imagine precisely how overwhelmed you are by being a single-mother and having a job, as a full-time student with two part-time jobs I can relate to a busy person's attempt at squeezing real estate investment into our complicated schedules.

Searching the term "Joint Venture Partner" might aid your inquiry (because it also has a non-precise meaning - it is whatever YOU negotiate with the other "co-").