If you qualify as an accredited investor you’ve got some interesting options.

To get to that level the best chance would be to start a fund with accredited investors - but you need to have a great track record. 

Do you have to be an accredited investor to do a syndication deal, or are there options to do that without being accredited?

You need to know competition from other syndicators and what they are offering for similar product, minimum amount invested, and timeline for exit and total IRR returns.If an accredited investor can get similar returns but with a company with a long track record than no reason to go with the unknown sponsor/syndicator.

I would be considered an accredited investor located in Los Angeles, I would think I would be looking for opportunities OOS just due to the cost of apartment buildings in California but open to options.

Also the website has an accredited BBB symbol but BBB says the business isn't accredited.

Right now, I homeschool three of my six children...and that is enough

I assume your accredited.

I haven’t explored it well enough to know specifically as in most cases, If I would need to be accredited as a requirement as I’m currently not.

I'm not accredited but moving closer to that direction but will be a few years before that is the case.