@Sharad M. undefinedNor sure how the quoting works, but in direct response to your advice, I contacted the listing agent of a property directly.

The Plan provides for distributions to the holders ofAllowed Claims by the Debtor from the income of the Debtor.Debtor has direct and indirect interests in multiple corporations.

It seems that any property that has a TDA filed, would indicate that the property is valuable or the tax lien investor would not have taken that action to hopefully acquire the property that they are indirectly in control of via their tax lien certificate from the county & the delinquent taxpayer would know they have a deadline to act after which they will lose the property entirely to whoever wins the auction bid.

., you have to remember that you can't receive any direct or indirect benefit from your 401k.

@Kenneth LowryWhat you propose is not a good idea for several reasons:1) There can be no direct or indirect benefit between a plan and a disqualified party.   

I enter data in directly to the property info sheet while I'm on the phone, and take notes about the conversation to jog my memory later.When they call again I simply call up their name and have all the info right there.

Here's my pro and cons related to apartment syndication :Pro:- The return is achievable in most market condition (covid is an exception)- I can say 30% of sponsors of MF syndicator are very good.Now the cons:- They share the same risk profile with direct investing while investment is indirect and illiquid- While it's illiquid, other REIT investment that's liquid also produces the same return profile but without appreciation- The way they make money is heavily dependent on market appreciation as an exit strategy anyway.- There're other syndications that has a better risk-reward profile: mobile home, storage, NNN, industrial and medical receivables.- The return/risk of MF is very hyperlocal specific.

As a new investor in directly held real estate you need to start somewhere and buying a low cost turnkey from a reputable provider is not a bad way to enter, provided you understand (as you appear to do) that it's not going to make you rich. 

The 4-16 range may have some opportunity in direct-to-seller marketing (though that's probably also saturated). 

This type of 3rd party processing works OK for singular, static investments like private placements.Other companies offer Checkbook IRA and Solo 401(k) programs that put you in direct control of the funds under the umbrella of the retirement plan.