Said wholesaler will make a 20k assignment fee on each of these contracts.

The fees will be high though. 

A 1031 exchange would likely only cost you a fee, plus impose rules on how to use your sale proceeds and when, without providing a tax benefit. 

There is reg cf and reg a which are two very different types of entities and goals since you can only raise $5M and the other $75What concerns me when I look at reg cf stuff is after all the fees they pay, where is the meat on the bone for investors?

I normally quote people based on what credit score they expect to have and send a fee sheet breakdown.

Really wish realtor fees were flat rate for leasing or at least 2 weeks rent vs 4....I have a nicer unit but it's by no means "luxury" and it will rent in two seconds with no real marketing needed...definitely not 4k worth of work for a realtor imo...

Be wary, each fund has risks (some are "levered debt funds", some lend in second position or at higher LTV than you will like, some may lend in regions that make it difficult to foreclose, some may charge high fees or offer low returns). 2) To ask them if they have any notes for sale - Be warned, lenders may try to offload the loans that they don't want to keep on their balance sheets.

I factored in property management when I did my calculations.

A 5X factor difference in just 10 years. 

Most are free if you don't owe anything, but even a $100 annual fee here or there is worth it to know you have *access* to the money if you need it, later on.