@Jason Eberhardt Now you are crossing the line and getting into the territory of issuing illegally unregistered securities to persons that possibly aren't accredited investors; a violation of federal and possibly state securities laws -- way to go!

I recently found out that, in the state of California, a person with a real estate degree from an accredited four-year college or university may be exempt from the two-year salesperson experience requirement to become a broker (http://www.dre.ca.gov/examinees/BrokerExperience.h...). 

The disadvantage is that you lose control and have to that and then trust the person that is running the investment.Are you an accredited investor (made more than $200,000 in the last two years) or nonaccredited?

My LLCs have made loans.Make sure you are not soliciting non accredited investors to provide funds for the LLC.Comply with Dodd Frank if you are making loans to owner residents.

Deal with accredited people to be safe.

There is a difference between private accredited investor money and institutional capital  partners on a deal.So there are general books on syndicating as a sponsor and then there are partnership books written by various syndicators based on the asset class itself.Get laser focused is what I am trying to say.

(he would need to be an accredited investor to invest in a DST) But this could potentially defer all his tax.

Your status as accredited or non-accredited investor will determine which route you can take in terms of the crowdfunding portals available for you. 

@Stephanie Bureau If you go on the TREC website you can find schools that are accredited with TREC, both online and classroom.

Unlike other areas, St Louis has dozens of independent school districts, some of which are so poor they aren't even accredited by the state.