I'll throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

Don't get me started with costs you're not anticipating.Once you drop this unrealistic "dream", and focus on what's in front of you.

A quote with no cost breakdown can definitely be a red flag—it makes it harder to understand what you’re paying for and leaves room for unexpected costs to pop up.

Basis - $323K Debt $66K Liquidation Cost estimate 10% if he sells through broker - $66K. 

Costs will seem high relative to the loan amount on these smaller loans, $5-6k in lender fees isn't uncommon. 

Marketing, screening, collecting rent, unpaid rent, maintenance, capex, insurance, lawn care, vacancies, turnover costs, inspections, and so much more. 

The DST is losing $ due to upkeep costs (foundation, HVAC, normal repairs, etc.).

Also, I just found a few classes here (not sure cost of Study.com)  https://study.com/academy/lesson/chain-of-title-abstract-of-...Best to you!

I would be looking to use hard money to cover the costs of renovations.

I would definitely factor in some substantial capex/ maintenance and repair costs which could lower your returns.