Hence I recommended looking at syndications (DSTs), if you are qualified as an accredited investor.

You don't have to be accredited and i think if you are wanting to recoup your money within a year it might be a good fit.

If investor is accredited then I mention they can possibly invest with me as a sponsor and for the 300k to 500k investment own a slice of a larger property in an area they find high quality that they could not afford on their own. 

I did a recent podcast on it and will forward to you pm.The three most popular that qualify for 1031 are DSTs (Delaware Statutory Trusts), TICs (Tenants in Common) and NNN commercial or ground leases.DSTs require investor accreditation have a longer investment horizon, and typically require some assumption of debt.  

Crowdstreet and RealCrowd are crowdfunding platforms that offer leveraged deals, but usually for accredited investors only.

If you go the NPN route for the few extra bps you get on those i would recommend a fund for sure to start out with.. let them do the heavy lifting and I suspect your accredited so no issue there.. so whole note were you own it all... partnering on notes can get dicey I always want 100% control just like you would not bring in a partner to show you how to own a rental right ?

On most deals you need to be accredited, but not all.

Bridgeview Real Estate is building a 410-unit class A, multifamily complex near Gruene Hall and accepting equity from accredited investors.

What’s your better and more accredited firms are seasoned litigation lawyers will evaluate damages and assets to collect on before they even take a case and that includes equity .

You are "accredited" and can get 20%+ annually easily and with sales can likely get to over 30%.