Having said that, there is no problem having SMART compassion and taking safety measures (15 months rent in an escrow account). 

I believe most who sign up for these programs are too naive to know what's happening but if you are someone who does and still believe this is the best path forward I question whether you possess the moral compass or responsibility to care for someone else's hard earned money. 

You can also search platforms like Zillow, Compass, and Redfin for potential properties.

Having a moral compass is enough.  

Meeting other investors in person will help set your compass in the right direction.Check out some of the local Chicago events posted on BP here:  https://www.biggerpockets.com/forums/521-real-estate-events-...

Back in the day when I sold rural ranch lands pre google earth you needed to be able to read and understand USGS quad maps and a compass and understand from certain points on the ground you had compass declination's just like when your flying. 

It is not just an education; it's a compass that will consistently point you toward success.

It's prompted a profound realization of the importance of compassion for everyone involved and those caught in this same situation.If you find yourself in a similar position as a GP, grappling with the uncertainties and complexities of the current market, know that you're not navigating this alone (unverified data something like 25 million assets with renewing debt situation).

So, beside the question that needs to be asked by the passive investor as to whether the sponsor is a fraud, is whether the sponsor has the moral compass to resist the temptation to commit fraud if things don’t go their way. 

Lastly when I was newer in the business I was a Land ONLY specialist I sold smaller to larger Ranch style land and depending on where it was and how difficult it was to show standard fee's in those  days was 10% and on some of my deals that were 40 miles of dirt road back into Mendocino National Forest and took someone with my unique skills with maps and compass's to even find the land I charged 20 to 30% commish on those.