Of course, I do a lot of traditional real estate sales and enjoy every aspect of the biz!

I think you should start by understanding what it is your investors want out of the deal, analyze how the returns compare to traditional investments, and then see where you fit into this deal. 

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

I have a retirement 457 account with $120k (split amongst Roth and Traditional).

While it provides opportunities for buyers who may not qualify for traditional loans, it's important to ensure affordability and long-term sustainability.

This would allow you to bypass traditional financing and directly negotiate terms with the seller.

I can contribute to 23500 to traditional 401k, 8550 to HSA, and 7000 to Roth IRA.

Private Money or Hard Money LendersIf traditional financing is a challenge, a private or hard money lender could fund the construction phase.

As a top bird dog in the area, I’m connecting buyers directly to end users, bypassing the traditional marketing process altogether.

You need a commercial investment-focused broker with no seasoning requirements or not as strict as standard traditional guidelines.