A key distinction to make here is the difference between 1) the legal entity and 2) "securitization" of such investments.  1) DSTs and TICs are legal ownership entity structures.  

Account Closed  Oregon and Nevada go one step further they make no distinction if the property is 1 to 4 regarless of purpose NMLS required.. that's why you will see all the HML in those states with NMLS licenses and why those that don't know any better come into those states thinking they can make non consumer purpose loans without licenses then get slapped with cease and desist and big fine.  

I did the calculation separately to see if there was a distinct separation there as well.

No judge is gonna support that distinction.

@Alejandro Ferrer I think there is an important distinction between evictions and lease terminations.

Just check with them to make sure they follow the distinction b/w depreciating non-fixtures v. fixtures and real property.

Be sure to setup a separate bank account for your LLC, it helps  prove to the IRS (if they ever take notice), that your business is legitimate and distinct from personal finance activity.

Please note that the risks associated with becoming a sponsor of a syndicate are numerous and as such it is always advisable to consult with your attorney and/or partner with more experienced individuals who have a proven track record of successful syndications.Benefits to the Syndication Sponsor:Leaving aside the personal satisfaction of providing a genuine, distinctive service to your investors, the financial benefits can be extremely lucrative.Some of the many financial benefits are:Brokerage Fees: if the syndicator is also a broker or is good at finding properties, there is an inherent brokerage fee (or finder’s fee) that may be earned on behalf of the investment for finding, negotiating and closing the transaction.Acquisition Fees: similar in nature to the brokerage fees, as a syndicator of real estate deals you can receive compensation for finding the property, conducting the due diligence and structuring the deal.Acquisition fees can be a flat fee ($50,000, for example) or range anywhere from 1% to 5% of the purchase price.Asset Management Fees: as a syndicator you have the fiduciary responsibility to manage the partnership.This may include overseeing the legal paperwork, accounting, negotiating property management, rehab, etc.

I do too Jeff, doing so allows you to properly analyze the deal, there is a distinct difference between the class of the property and the class of the location.

The contract can prevail according to the state.....BUT....I would still be a little careful as the new mortgages rules, specifically the "Qualified Mortgage" and "Ability to Repay" rule makes distinctions between "high cost" and "low cost" loans.