An alternative option is a solo 401k if you’re self employed with no w2 employees other than a spouse.  

If you dont have any verfiable employment / income -  you might not  be able to obtain  traditional  financing . 

I am looking for a DST sponsor that does not employ broker-dealers and sells directly.

The hands on investor is looking for more of an employer / employee relationship.

Attorney's are also employed to check other sources outside of the normal search catch maybe 20% of the claims, and they are paid a few thousand dollars.

From: https://www.irs.gov/publications/p925#en_US_2022_publink1000...Qualifications.You qualified as a real estate professional for the year if you met both of the following requirements.More than half of the personal services you performed in all trades or businesses during the tax year were performed in real property trades or businesses in which you materially participated.You performed more than 750 hours of services during the tax year in real property trades or businesses in which you materially participated.Don’t count personal services you performed as an employee in real property trades or businesses unless you were a 5% owner of your employer.

Thanks for your Is this a current or former employer 401k?  

Unless you have documentation from your employer showing that you're going to be moving to the state.

It is the lack of employment that concerns me. 

The ones I had didn't listen to tenants when showing or consider local employment/ties.