A detailed and believable ROI will attract accredited investors to invest in the project3.

I can guarantee you that they are regulated and/or accredited by a federally governing body that will assure you that the college you went to IS ACTUALLY a college.

They are usually restricted to accredited investors and typically have minimum investment amounts of at least $50K.

@Joel Owens  I think the issue is the sponsor deals need accredidation which I suspect many who jump into low end rentals don't have.. they could invest with the CF that do not require you to be accredited.. but I have seen some really crummy debt deals..

If you are non-accredited you will only be able to invest in 506(b) offerings and to do that you will need a pre-existing relationship with the sponsor before they find a deal.

Most of them would not be accredited.

While I have a network of accredited investors that I am speaking to currently, many of them have never invested in real estate before. 

Not sure what kind of investors you are looking for but lets assume they are accredited investors, which generally means they've had some decent successes in life and didn't get there by staring at an eye chart. 

I've toyed w/the idea of just starting an "accredited only" club because that is my first hurdle as a syndicator, then building relationships and sharing education and eventually deals through it.  

And most trust deed investors are accredited these days since required filings (if in CA) by the issuer of the security (you) with the department of corporations for every loan involving a non-accredited trust deed investor is very time consuming and intrusive into your business inner workings.Or, you can do what many rehabbers do, hit up friends and family for 100% of the purchase and rehab, give them a 5% return (hey, that's 500% more than they can get in a bank, how can that be bad) and if the deal goes south, oh well, it's not your money.