it just does not make sense for a beginning investor that doesn't have a lot of liquid assets to lock up some or all of their cash in a syndication. thoughts? 

Lauderdale and the city does allow this in my area, and there are other home owners in my neighborhood who have converted... you can tell because they've either replaced the garage door with a window or filled the cavity to match the match the front exterior. 

The seller said they were all under oral agreements and no security deposits.

She could sell the stock and use those losses to offset some (or all) of her gains.Invest in opportunity zones - Likely a qualified opportunity fund - This could defer and potentially reduce the capital gains but there will be hoops to jump through and rules to followHold the note when selling the property - Spread out the capital gains over a predetermined mortgage period. 

The other question is if you're renting rooms individually or all to the same person.

Offer and acceptance - The offer must be lawful, and the acceptance must be expressed, either orally or in writing.3.

If you can buy at an under-market price and add value, you would be able to get most or all of you money you put in by doing a lower LTV cash out refinance.

You will even get it in writing (he does all his training orally using slides and at least we didn't get a copy of any material, so you have to take notes and pictures to keep up).Invest those 20k, 30k or 50k into a property, whether it is rehabbing and fliping, BRRRR-ing, or hacking, and network with local (from Dallas, not Austin) REI, realtors, loaners, etc. which you can find here and in the REI meetups.

Most will take the value of the land as part or all of the cash/equity/downpayment. 

It will then follow the same steps as above.We normally post both just in case the tenant does pay and you accept some or all of the monies owed.