Usually DST's are designed for 5-7 year cycle, with maximum of 10 years because of the underlying financing for project being 10 year term.Not having clearly defined time lines and being at the mercy of the offering management and their exit strategy, is one of the biggest negatives of this type of investment, in my opinion.Some have shorter cycles, and you don't have to position all $400k in one, you can spread the money over 4 different offerings and they ideally will have staggered maturity dates...or you may want it all in one if you plan to 1031 out of the DST back into real property.

Per https://www.ci.richmond.ca.us/DocumentCenter/View/61839/MNOI...Fair return defined Kenneth Barr method (MNOI) which the Courts have agreed with:“as the price controls are not confiscatory; i.e, they do not deprive investorsof a fair return on their investment.”  

@Zachary Hadjah,Let's define some terms to better answer your question. 1. 

https://michiganchronicle.com/2024/01/03/major-developments-that-will-define-detroit-in-2024/Hit me up if you'd like to know more.

I would only do it where the regulations are well defined.

When lenders use the term "Rural" it can be very frustrating for a borrower because the term is rarely clearly defined.

"Better" can be defined in terms of risk and return.Risk - You told us nothing about the investment nor GP, so it's impossible for us to really comment beyond lower risk might be better.

Tenants in Common (TIC): If forming an entity isn’t preferred, you can hold the properties as Tenants in Common (TIC), where each of you has a defined percentage of ownership on the title.

@Kala SamuelTo start investing in real estate, define your goals and strategy, choose a market with job growth, population growth, and rental demand, finance your first deal with FHA Loan, conventional Loan, or Hard Money Loans, find the right property, build a support team, make offers, inspect the property thoroughly, and manage wisely.

I suggest taking the time to clearly define your goals.