With that you can either wholesale, which I personally don’t like or you can find another person to Go in on the deal with you and you get a fraction of the deal.

A exception can occur per IRC 514(c)(9)(E) known as the "fractions rule". 

the minute you have more than one investor, (ie: you fractionalize it) you will be considered offering securities.Under Reeves, The following is a list of notes that have judicially been determined to fall outside the definition of a “security”:(i) a note delivered in consumer financing;(ii) a note secured by a mortgage on a home;(iii) a short-term note secured by a lien on a small business or some of its assets;(iv) a note evidencing a character loan to a bank customer;(v) a short-term note secured by an assignment of accounts receivable;(vi) a note which simply formalizes an open-account debt incurred in the ordinary course of business (particularly if, as in the case of the customer of a broker, it is collateralized); and(vii) a note evidencing loans by commercial banks for current operations.

I heard somewhere that you can't talk about investments unless you're a broker/dealer but does that apply to real estate investments single or syndicate or even fractional based or it it limited to companies stock shares and such? 

They will do rehab for fraction of cost.

I know you could better ROI from something like that.And if you're feeling burnt out and overwhelmed you can always 1031 into a fractional passive commercial property and get a 6-7% return with non recourse debt so it doesn't haunt you and your only job is to go to the mailbox every day.There's around 500,000 1031 exchanges each year. 

Whether into larger (MF) more (turnkey), commercial NNN or passive fractional.  

I'm sure that what you see in all the big sites are just a fraction of what's available.thanks to you both 

But the fractional number of people who have retired early does not justify a movement where people may be misguided to make enormous sacrifices to achieve a goal only to be faced with a significant problem 20 years later.

The tenant only payed a fraction of the entire lease.