If the agent is doing the marketing, finding the potential buyers and possibly working with other agents to help you secure a deal then I would still charge 2.5% for my listing services and 2.5% to any buyer's agent. 

Currently my problem is too many potential deals not enough money.

I typically host single family homes, but have been asked to potentially host an apartment complex of 22 units.

We have our starter home currently rented out and can potentially move back. 

Focus on one or two target markets, get familiar with the numbers, and use tools like BP calculators to analyze potential properties.Whether you start now or after graduation depends on your bandwidth, just have the right systems and support in place first.

Each potential buyer has come to their own conclusion that it would be too much hassle and risk to manage in this fashion vs a traditional rental even though the average cap rate in our area has been half that at best.

This cushions potential value drops.Syndicator vetting: Only partner with syndicators who have a strong track record in different market conditions.Market and asset class knowledge: Understand market cycles and the specific real estate types (multifamily, industrial, etc.) you're investing in.Avoid chasing trends: Just because a market or asset is “hot” doesn’t mean it’s solid.You’re right that this approach doesn’t cap your upside, quality diversification can still generate huge returns while managing risk.Best regards,Drago

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Mark, For all your complaints about people not contributing good advice here... you know the people you're invested with are still raising money and the fact that they've paused distributions, for any reason, is highly important information to any potential investor. 

While it's positive after expenses and has potential for improvement in year two, it’s been a bigger hassle than anticipated and taking attention from other priorities and areas of our life with not enough return.