Apparently lot of seller put a statue of St Joseph and say a prayer, you can google this.

I would ask your accountant / tax professionals this question and see what they say as well. 

@Vladimir KotominOut of curiosity, what has you interested in an OZF or DST vs say a multifamily or commercial unit?

I recently came across an INDEXED  UNIVERSAL LIFE INSURANCE POLICY as far as i understand it, just recently became available to the general public (used to only be available for the already wealthy) that I purchased for myself through a business so its a tax write off. its Indexd meaning it goes up when the market goes up but stays even when the market goes down, (no losses in value)sure it might "only make" about 6-7% and you could potentially make more money in another investmet, but along with the Death Benefit there are also Living Benefits, for illness or injury, which is a great hedge in an event someone become incapacitated in any way their family is still taken care of financially. thats the "isnurance" part of it that pays out "incase"after I think 1-2 years of "loading it" it becomes very Liquid ..you can become your own personal Bank and borrow your investment from yourself, you`ll have to pay it back to yourself, but you again get the interest write off.at the end of your retirement when you end up taking out your money out as "loan to yourself" instead of a draw so it not Taxed as income , essentially "Tax Free" I also understand that banks when lending also count your insurance policys cash value as an asset.which could help with loans from themI was really impressed with how it was presented and was so far one of the best "off the shelf"  retirement investment vehicles (compared to say a Roth IRA) im sure i left a few things out but thats how i understand an indexed universal life insurance policyyou can also "load it" pretty heavily evey year compared something like a Roth Ira which only allows you to load a max of 6k a year?

As they described it, the principal of the insurance earning interest wasn't diminished by the loan like, say, a 401k loan would be.

if they are providing all the cash no debt.and for easy math15% of lets say a NET NET NET of 400k  this is after all soft costs and sales costs. profit is 60K total.. and lets say you did a 50 50 thats 30k each and lets say you did not add any GC mark up to your build costs.. so to get to the net number your investor is putting up 340k in cash and these deals usually take 8 to 12 months.. so just easy math at 12 months thats less than a 10% annual return if you do it quicker little higher..

I wouldn't say as frugal, cause it's more a combination of discipline, not caring, and enjoying what you have. 

Not much else to say as you're CLEARLY focused on just trolling.

I was compelled to create an account to chime in and say a few words. 

And what happens when 6 months later that seller is at, say a family reunion and talking to wife's 2nd cousin Fred, the Real Estate Attorney from whatever towns away, and something get's mentioned of it and Fred get's all interested and tells em that's illegal and hes now implicated in a crime and holly-cow hes gotta report this to police NOW and geeks out on seller, so seller starts geeking out thinking "I'm too pretty for prison" and so on and so fourth....