My HML company I had in the late 80 to early 90s was all investor based we had about 50 million of clients money and not one dime of our own in... these were all passive investors ( and in CA you can fractionalize DT's without the folks being accredited).. again a business.

Some syndications are allowed to advertise their deals but they have also the requirement that you are an accredited investor, which also limits the audience that the sponsor can talk to.In the end, the sponsor is the most important part of the equation so make sure you get to know them well and are comfortable with them before investing.

My presumption is that this is mostly unattainable for most people unless they are accredited and can join a group to own.ThanksKevin

., if you're an accredited investor who is seeking to defer your capital gains tax but doesn’t want to be a landlord anymore you might consider reinvestment into DSTs (Delaware Statutory Trusts).

If you are an accredited investor, you could invest alongside experts that know the market/submarkets of major MSAs they are targeting, can uncover and add value to the right properties to gain cash flow and force appreciation.  

Recently, non-accredited investors could start investing with $1000-2500 minimums into RE crowdsharing sites (RealtyShares, etc.). 

I would say I am moving pretty quickly all considering (especially since school just started and I homeschool half the time- which is also why I am looking into scaling the business as I NEED help, I don't have a ton of time to put into it but want to grow quickly)  I have heard that it has taken some successful investors months before they close on their first deal so don't lose hope!

If you are accredited, you can learn a great deal about the process and earn solid returns. 

Do you have a way of researching and verifying your investors are accredited, which is mandated by law for a 506(c)?  

Investors being the residents themselves theirfore (accredited; non accredited shareholders).