HIRE a knowledgeable ACTIVE local investor/coach to show you the ropes.

So, while I did end up putting in one offer, I didn’t get it and am not currently actively pursuing this market at the moment.

I would recommend choosing someone with the most forum posts and/or reviews that way you know that person is active 

Also not all spouses tell the other whats up and the letters set off world war 3.AS an active courthouse step buyer..

There is extraordinary differences on the legal/compliance side between the two.For a syndication, offering equity for investors is the most common way.There are many different fees and structures you can go with.I suggest learning the underwriting side of syndication deals before engaging an attorney.

I am a very active investor/realtor in the Greater Daytona area. 

If you care about this societal issue you will be better served doing whatever that activity that is outside of your capacity as a landlord.

The lender explained that the standard carve-outs include committing criminal activities on the property, failing to pay property tax and failing to purchase insurance for the property.

But don't despair because although this is the case when you look at it myopically, in reality most investors go into multiple deals accumulating 100s of thousands of passive activity losses in their first few years investing.

When they do the exchanger will need to be whatever tax return is reporting the activity of the property.